@Michele Fischer thanks.

Originally posted by @David Fischer:@Mike Hern hey Mike it’s not to far away, about a 3.5 hour drive!

@Carl Fischer thank you they say crazy people are great inventors maybe I’ll think of creative ways to make this work I’m not disheartened!! 

@Michele Fischer I don't know if I would say they are financing new appliances more so renting the appliances because they wouldn't own them.

@Mark Fischer thanks for the recommendation - I actually just started reading that a couple days ago!

Some well discussed topic are self-directed IRAs and Solo 401(k)s.Thank youCarl Fischer

(I can even think of some scenarios where structuring a deal with tenants in common as @Carl Fischer suggests could create a potential scenario for offering of a security.)So, that's my long winded way of avoiding directly answering the question, except to say that I think a lot more detail is necessary to render a more accurate opinion, and strongly recommending seeking legal counsel if you have any concerns that you may be offering an unregistered security and/or accreditation issues. 

@Michele Fischer and @Kathleen Wilcox - both are great points.

Hello Bigger Pockets Community,My name is Joel Fischer.

@Michele Fischer has a spreadsheet that does the trick (or at least it can be a starting point); maybe she will share that.