PROS of this villa: Great tenant, villa has appreciated 100k in 5 years, low HOA fees, locked in a Low interest rate.

Of course I understand rates are changing too fast and rates are not guaranteed unless they are locked.

A stretch to say you are presenting a useful alternative.What truly triggered my response was the notion that it was proper for nursing home/assisted living affiliates to have a preferred network of investors, much less that they would use billing and time pressure to steer their prospective patients there.

Susan, hopefully by now you've locked up a property or two and things are going well!

Interest rates will eventually go down and investors will be able to refinance and still have the good price that they bought at, locked in.

Other risk-reducing factors—if the note is collateralized or includes features that reduce the element of investment risk, the note is less likely to be deemed a security.ericperkinslaw.com/when-does-a-private-business-loan-transaction-trigger-securities-lawsv/

I pulled the trigger and joined Nate Barger's BRRRR Invest Academy. 

Includes all legal ads from every county in PA, but if you go to their individual websites, they are locked behind paywalls.

Like many I refinanced in ‘20 and locked in a 2.8% rate on my current property and I assume it can cash flow around 400-500/month if rented, or 125-140k net on a sale. 

I was on their list for a while, but never pulled the trigger.