This is selling a security which incurs SEC guidelines that you have to follow and the process is fairly sophisticated.

They're not yet sophisticated enough to beat an experienced underwriter.

Non-accredited investors can participate if they’re considered “sophisticated investors.”

I also see you're in Ashburn, VA and I'm in Woodbridge, VA so I would love to connect with an experienced investor like you to get your perceptive and learn about your investment journey.  

If you are here, concerned about returns and sophisticated enough to properly analyze investment properties, you're beyond Ramsey.

@Bradley Ritter As mentioned in other posts, it will take $10k to $30k to have an attorney draft your Private Placement Memorandum (PPM), operating agreement, subscription agreement, and subscriber questionnaires for an offering issued under a Reg D, 506 (b) exemption, which allows non accredited but sophisticated investors.

Boy, you’d think commercial borrowers would be more sophisticated.

There are pros & cons: little to no effort on my part, little to no control on my part, the location is mostly irrelevant (I have investments in 9 states), you need to be sophisticated (knowledgeable), you have to get access to folks that are creating deal (folks that you develop a trust relationship with!).

It make the case the "drive to" spots are going to become increasingly popular due to the perception of greater safety. 

I know my dad ran into them in the late 70s and 80s.. more sophisticated though they had actual offices and they would want 5 to 25k for due diligence fly out to your project ( on your money) then tell you well could not get it done.. your 25k is gone.I knew a guy in Canada who I lent money to in BC who got taken twice by these crooks for a project he was doing..