Legal advice - get an attorney to draft the PPM and do a 506c and follow the rules.

It sounded like the way you were writing that you might be doing a lot of online research and sending out offers, but since you mentioned an agent, I wanted to check.Are you getting enough reps seeing houses to know what your offer prices should be?

I’ve spent months doing online learning, lots of property analysis, and meeting people.

Like not the FCC but online.

Check out other online guides available here: https://www.biggerpockets.com/guides3.

I got the same rate that I would get on any direct booking since they could see the listed price online.

Check the in person events and meetups in your local area, our online community is full of knowledge and folks willing to share and still nothing replaces the opportunity to interact IRL, you never know who you will meet and where that can take you on your REI journey. 

Connecting with local real estate investor groups, attending meetups and conferences, either in person or online, can give you advice + support as well!

Basically you need to know what you are doing in DM or Online for it to work, otherwise, you will spend thousands of dollars without success@Jonathan Krauser.

Unfortunately most have made lifestyle changes relying on checks that will never be cashed but can't fault the inexperienced investors with the amount of materials online, social media etc. where coaches, mentors and gurus share the ease in which they generated massive wealth in these neighborhoods.