Just because they are your brother, sister or some other relative or close friend or that it is a small group under 5, doesn't mean you don't need to do a securities offering (these are common misconceptions). 

She is on a waiting list for section-8 housing and her brother died in the MH about 2 years ago from pneumonia. 

Then everybody and their brother would do thatWhether a loan mod occurred or not it does not change total amount due - they just roll it into a new UPB but the total payoff never changed

I called my brother in CA to tell him what his end of the cash would be.

my brother and sister both own an extra home that they couldn't sell that they started to rent it out......So I want to dive further into RE investingI am looking to get into buying a home (SF or Townhome) to rent out that will be 200k negotiated price.   

Me and my brother are starting a REI company, we are interested in flipping single family homes to start but will be open to just about any real estate business opportunity. 

As a list broker I know that people  will definitely call to complain if they have the feeling that you are in with Big Brother (maybe you're too young to get that reference)You might talk about this the same way you would with almost any audience: home ownership can be a big responsibility with the expense and maintenance....

Just got off my brother’s sailboat in MN and let me tell you.

My brother in DC is wanting to partner with us in a cheaper market in the future, but already owns a few DC rentals.

All makes sense and from my experience I completely agree with you.As for foreclosure auctions around here, we quit going when the hedgefunds and everyone's brother started paying almost retail for these homes.