As Jay mentioned they must be NMLS licensed if owner occupant of in several states even commercial needs licensing.The NMLS is like the database, each state has a division of banking that oversees lending requirements then you also on the federal level have CFPB as well as consumer protection laws.I want to add that I believe yesterday the CFPB is undergoing changes, but if it goes away that does not mean that many of the laws in place especially consumer protection laws would go away. 

Then it's even cheaper.

But even to this day the money is always the winner not me.. thats how you raise significant capital ..

And do I have to go through my brokerage even though it has nothing to do with them? 

I don't want to step on any toes, but if you're not working with an agent, I'd be happy to help you, but even if you are,  I'd be happy to talk with you about the Redding area and answer any questions you might have, etc.

OR even less risky is investing in bonds/CDs, etc.

Even a LOI is not strong enough to start spending time, effort and MONEY on due diligence.  

Another option is investing in real estate through partnerships or fractional ownership, focusing on properties that yield cash flow or appreciation potential.For long-term growth, consider diversifying into assets such as private equity, tax liens, or even certain types of real estate that offer both capital appreciation and income potential over time.

First thing I'd look is the zoning for that property to ensure ADU/multifamily is even possible.

Finding someone who can offer me better balance is the primary motivator but I figured if someone is going to invest their own capital then they will take their responsibilities more seriously than someone who doesn't or even someone who merely raises from an outsider.