You must have a fund setup like a 506(c) where you can openly solicit and can only accept accredited investors.

For the serious investors, I spend time with them and if they are accredited or sophisticated we do deals together and that part has paid off very nicely.

Best are platforms which are designed for non-accredited investors along with accredited.And the second question.

My securities lawyer discussed some other options with me because I had accredited investors all fromthe same state that were either very close friends or family but if that is your case probably best just to do a JV anyways or just offer debt.

I have locked in a sale price with the owner to purchase both, BUT (here's the complicated part) he has to sell his primary residence in order to become an accredited investor to be able to complete a 1031 exhange into a REIT with the proceeds he gets from selling me the two properties. 

Accredited investors have access to much higher quality passive investing opportunities (syndication/crowdfunding deals) then non-accredited investors (much more experienced sponsors, much more skin in the game, lower fees, etc.).The advantage of these types of deals over direct investing, is that they require no effort on the part of the investor.

@Phillippa Gilkes it may be hard for you to find good syndications to invest in as most require you to be accredited.

Your post doesn't say anything about accredited investors only among other things.

I had to luxury of spending more than 25 years in lending and banking prior to forming Castle Rock, so not only did I know notes inside and out when I started, but I had built rapport with several accredited investors to help.

As an accredited investor, is it easy to raise a couple million dollars with PPC ads?