A sponsor must be able to show how their investors learned about the offering and that this knowledge did not come from a general email, social media post, public seminar, etc.Also, Rule 506(b) allows for an unlimited number of accredited investors and up to thirty-five (35) sophisticated investors.

The more sophisticated the higher the costI would recommend mailchimp to start.

It's un-buildable land and the perception is that it doesn't have much value.When I say un-buildable -------Someone of course can build on it but that may be different story than getting a bank to finance an asset, getting it insured, etc... 

Most deal sponsors use SEC exemptions that require investor accreditation to allow them to quickly find capital through advertising and other forms of solicitation.As a non-accredited investor, you're limited to either deals you do yourself, or if you can cultivate relationships with deal sponsors, there are limited numbers of private placements that will allow "sophisticated-but-unaccredited" investors.

Transactions such as these are considered to be between sophisticated investors.

As RE investors move from the world of guru books and classrooms into the real world and gain experience in dealing at a higher level of professionalism in sophisticated business transactions, with all of the players that make up the industry, it will become obvious as to why we all need to be on the same page.It is impossible to yield any consistant result from any analysis that is not consistant in it's input of data.

They do so as a result of their biases of judgment or mistake their perceptions as reality.

Sheep mentality to crises tends to mount when Mother Nature joins the party and that's when sophisticated internals break down and cleaning supplies are harder to come by.

Only the most sophisticated consumers, pros and investors know that your site values are not replacements for CMAs or appraisals.

I'm also worried about Realtor Perception (being one myself).