Federal programs will require you to use GC/licensed folks for a lot of the work and they will get reimbursed by the institution that your loan is with; many GCs don't want to wait on the float time of requesting funds and getting them.Depending on the program and rehab/condition of the home, you may not be required to live in the home (think black mold remediation...bank isn't going to put you in a compromised position) however they may have min/max of when you need to move in.

Co-founder of Visio Ltd, operating a real estate investment fund across 48 states dealing in distressed single family homes sourced from financial institutions and sold to fix & flip and buy & hold investors. $100 million equity & debt managed.

Here are some other strategies:Investor Networks: Share through local REI groups or investor meetups in Colorado and Ohio.Direct Outreach: Use mailing lists or email campaigns targeting known investors or real estate firms.Social Media: Post in real estate forums or Facebook groups for investors.Websites for Property ListingsRoofstock: Specializes in selling single-family rental properties to investors, offering built-in tools for analysis.BiggerPockets Marketplace: A hub for active real estate investors, perfect for promoting rental properties.Auction.com: If you’re open to auctioning properties, this platform reaches a broad investor audience.RealtyMogul: Offers connections to individual and institutional investors, especially for multifamily properties.MyHouseDeals: Focused on connecting with investors looking for fix-and-flip or rental properties.Zillow Rental Manager: While more general, it can still attract landlords looking to expand portfolios.Mashvisor: A great platform to market properties with detailed cash flow and rental projections.PropertyShark: Targets real estate professionals and investors with access to detailed property data.These can help you reach a broader audience and possibly sell faster.

The primary form of diligence we see on the forums is "what do you think of XYZ sponsor and deal" whereas the common form of diligence in the space by institutional investors, large investment groups, family offices, and sophisticated investors involves following the sponsor for years, underwriting the deals, validating rent comps, background checks on the general partners, and a host of other diligence that materially de-risks the investments.  

You should also check to ensure they have Errors & Omissions insurance, Fidelity Bond coverage, and a Financial Institution Blanket Bond.Some are more consultative and advisory and provide guidance, while others are just processors. 

This ensures enough space for the homes, parking, and any additional amenities while maximizing land use.Project Scale: To reach an institutional-level deal, you'll typically need at least 100 units.

An interesting trend in the senior housing industry is that the average stay for a senior in a traditional institution is shrinking due to the costs of the services.

Never assume these types of lenders will behave like institutional lenders just because they use the same phrases.

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.

There was an infamous mental health institution near me that was fully converted into townhouses and I hope everyone watched the Ghosthunters episode before they moved in!