I plan to use a sophisticated system once I reach 100+ people.I don't have a way to see if my emails are even being read. from what ive asked, they are just going to junk mail.

For real estate, 2016 will see investors, developers, lenders, users, and service firms relying upon intense and sophisticated coordination of both their offensive and defensive game plans.

He has just been using Excel to catalog and has been keeping receipts, but we were hoping for a more sophisticated solution and approach when I take over. 

Saying 4.5% is a bad number is not what a sophisticated investor says. 

Establish a relationship with them, but more importantly, do not ruin your reputation by not "Being in the know" ...Make sure you are sophisticated or accredited and get educated first. 

He or she will have a lot of good advice on how to structure it.I'm actually a lawyer myself, with 12 years of practice on 9-figure and 10-figure cases, so I consider myself pretty legally sophisticated.  

Not even the most sophisticated investors are able to time the market correctly.

That's reserved for sophisticated lenders like us (bwahaha).Just kidding.If you guys don't know what that is - it's generating cash from the note so you can do it again.

While I don't disagree entirely, curious to hear your thoughts:Generally whether a PPM is required or not depends on 1) which exemption is being used 2) type of issuer 3) number of investors 4) level of sophistication of investors 5) amount of money being raised & 6) complexity and terms of the offering.No PPM is "required" for offerings of <$5MI am not a lawyer so would be happy to have one chime in :)Regarding the Cost Seg, I have worked with and seen many studies on behalf of clients in addition to the cost benefit of such studies. 

Listen to multifamily podcasts as some of the producers are syndicators who provide a lot of very good educational content.If the offering is structured as a Reg D 506b syndication then up to 35 sophisticated (non-accredited) investors can invest.