Most brokerages I interviewed and know of don't even take on part-time agents because it is such a liability if you are not educated on the ever-changing laws and forms and you do something wrong within a transaction.

Ashley, since you aren't an agent, I think you will need to have a contract prepared by an attorney. 

Sharing my experience, in my opinion, can help educate other new and experienced investors considering similar investments with ABC Baltimore or having investment discussions with Maverick Investor Group and Hipster Investments.

For a JV structure, both borrowers would need to qualify personally since LLCs aren’t eligible for these programs.

As of my last update in April 2023, the definition of an accredited investor includes, but is not limited to, the following:Income: Individuals who have had an income of more than $200,000 (or $300,000 together with a spouse) for the past two years and expect the same for the current year.Net Worth: Individuals with a net worth exceeding $1 million, either alone or together with a spouse, excluding the value of the person's primary residence.Insiders: Directors, executive officers, and general partners of the company selling the securities.Professional Experience: Certain professional certifications, designations, or credentials or other credentials issued by an accredited educational institution may allow an individual to be considered accredited.Knowledgeable Employees: In the case of private funds, "knowledgeable employees" of the fund are also considered accredited investors.Institutions: Banks, partnerships, corporations, nonprofits, and trusts with assets exceeding $5 million.By imposing these criteria, Regulation D is meant to ensure that all participants in such an offering are capable of fending for themselves or sustaining the risk of loss, thus requiring less regulatory protection.Under Rule 506(c), it is not enough for an investor to simply claim accredited status.

I don't think there are many people doing that well on these now as there aren't as many options out there.

Would love to connect and learn more about your education/real estate experience so far!

They're probably fine with you paying for additional marketing as long as they aren't cut out of the deal.

Then they're confused why they aren't going to break even when they have an a unit that needs work post-eviction. 

And always have the ability to fire a builder and pay out for work (which is why you don't want them to front load the contract) in case they simply aren't producing.New construction seems risky.