Public markets have income funds that were doing about that for at least the 15-20years before the fed raised rates...Anyway, this is supposed to be a real estate investing forum... 

Haven't ever shared it publicly but hey, why not, maybe you or the community will find a way to improve upon it or provide some feedback.  

If you're interested in reading the basics, read this. https://www.nj.gov/dca/divisions/codes/publications/pdf_lti/...I'm not familiar with Morristown and Morris county specifically but made two offers on East Rutherford duplexes.

Lehigh acres has no commercial areas and no infrastructure or very limited. it doesn't have public utilities it's private well and septic.

But to raise capital for a deal, especially if you are doing it publicly (outside of family and close friends), you can be marked as selling a security/investment.

I try to keep single family or multifamily lots at 10% of end construction value once refinanced for the highest chance of success and public utilities.

I know there are a few public access websites that aggregate crime statistics and other factors to give zipcodes specific ratings.

Informing the public on investment opportunities.

BiggerPockets rules explicitly prohibit us from offering our services, not publicly and not privately.

Okay, keep in mind I grew up around public auctions and these kinds of deals all the time—actually, a lot worse things.