Gerhard,Holly's story is very inspiring and there are always more opportunities for accredited investors, but it doesn't mean that the opportunities for non-accredited (aka sophisticated) investors don't exist.

However, she answers evaluate: is her perception financially sound.  

LP type will also factor into your communications -- if you are searching for higher net worth individuals who are more sophisticated (depending on job type), they will likely have a better understanding and require somewhat less  communication/information. 

I just move from a market with many sophisticated buyers, a place where the 1% of the 1% buy, and it was not unusual for them to request to withhold the sales price.  

  $1,146 monthly condo fees too, which doesn't include access to the adjoining country club.I still think that if you're going for a luxury build, radiant heat is something that will drive a lot of interest, if for no other reason than the perception of it being such a high-end feature.

Perception of my language is heard and sadly, it's just me.

Like the previous posters have said some molds are easly 'wiped' up but others require more sophisticated methods of cleanup.

But willfully taking advantage of those less sophisticated is unethical in my book.As to my credibility in your eyes: Don't care.

Selling the property without a 1031 Exchange and taking the tax hit now.There are other more sophisticated/complex strategies available, but need to be discussed with legal and tax advisors to determine level of tax risk (if audited) and suitability for the investor.

The thing to remember is that we BP'ers come from all areas of the country, all levels of education, sophistication and success.