With that comes knowledge of the law, experience, skilled screening and selection, established policies and procedures that prevent problems or nip them in the bud, professional marketing, and so much more.

I promise that I, at least, will hear you out.CAVEAT: There are a lot of things established investors try not to say on public forums.

But yes, sadly most retail investors don't know what they're doing and end up gambling.4.

- Establish consistent routines

-If not, then I wouldn't add $100k of 'Value' to the property just for having an established Pizzeria, since as a simple landlord, it all breaks down into the return calculations above (hinging on rent/mo from your tenants, whoever they are) which at your current estimates would leave you under-returning compared to a money-market account earning 5%.Now keep in mind, I have been discussing the long-term hold return of this investment.

I would check a local RE attorney perhaps, every state has different rules for establishing residency.

Each designated LLC has its own governing documents establishing its members, managers, and membership interests.

You need to establish relationships first and people need to know you.

Texting is for after you have already established a relationship with someone, not for outreach.

So, yes, each new offering is an opportunity to move to 506(c), but for these established groups with established networks that are limited by good deal flow versus capital availability there is no need to change the process and compliance requirements needed with a 506(c) offering, since the entirety of their marketing and raise will be limited to existing investors and/or referrals.Again, for OPs purpose, it doesn't make finding them easier, admittedly, but to imply that 506(c) equates to better operators is not true in my experience.