In a time where we have the best prices in a generation on SFRs, along with banks reluctance to lend on small less-expensive properties, and investor's frustration with equity markets and low bond/CD yields creating a conducive environment to offer them something vastly better, I can't think of any topic that would potentially be more important to those trying to build a portfolio of 1-4 unit properties to critical mass.I am in the process of putting together the materials I plan to use for discussions with prospective private lenders, and it seemed a great opportunity to have a robust discussion on what others are doing, and engage in idea-sharing.What works for you?

Make sure you engage a competent attorney to make sure that you aren't violating securities laws.

Fill us in a bit more about yourself and your RE desires/interests.The key to getting the most out of this community is to stay active and engage the community in the forums and blogs.

I'm hoping to get my EM back - that was my biggest out of pocket, I don't expect to see the "engagement fee" (though he said he will send it - I'm sure it will get lost in the mail).

If you're in for the long haul and are willing to engage the community to decrease disorder, then I would point you to best practices for community building.

I appreciate you Memphis guys engaging on the topic.

I'd bet the "They bought the call option that is now worthless" and "Too freaking bad" approaches taken by investors engaging in deals like this is why that law exists.I'd bet if you said to these buyers "you bought a call option that's now worthless" that they would look at you with the deer in the headlights look.Having said all of that you likely shouldn't have sold them an option to start with because the investment is not suitable for unsophisticated buyers.

Lastly, as Ibrahim noted, getting a neighborhood association engaged in your effort is critical.

I'd get a little more targeted if engaging the police.

Make sure you read the contract either way and know what it says and means so you understand the rules of engagement you are offering.