Because it has become cheap to service a high volume of investors using technology, there are now more companies doing offerings with low minimums to non-accredited investors using these new regulations (like Cardone Capital, Fundrise, Realty Mogul, etc).What pool of capital is larger: the pool of accredited investor money (what is that, 1% of the general population) or the general public's?

Machtemes there are late elections available under IRS regulations that can work after 75 days (not a guarantee)

Is private lending as simple as it sounds or are there regulations to follow. 

On the other hand, some disadvantages of HOAs include the potential for restrictive rules and regulations.

You have to have an investor-friendly team who can advise you on specific areas and regulations.

Zoning and Regulations: Have you come across any zoning challenges or regulatory hurdles in setting up your house hack?

Just make sure you're not breaking any city rules when splitting the house.In most cases, you won't face issues if you split a house as long as you live there, but it's best to confirm with local regulations to be sure.

I'm most cases you would run into security regulations.

You must submit a request for a letter ruling to make a late election or revoke an election.Any change in the placed in service date of a depreciable asset.See sections 1.446-1(e)(2)(ii)(d) and 1.446-1(e)(2)(iii) of the regulations for more information and examples. 

I've been looking at a few other locations 3-4 hours outside of Dallas that have more relaxed or set-in-place regulations.