Great and informative information by sophisticated people.

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

We use the SEC 506B exemption and allow sophisticated investors into our deals once we have developed a substantive preexisting relationship.This is a must before anyone can syndicate with us.

On the expense side, we forecast property management, property taxes, state entity franchise taxes, insurance, repairs & maintenance, general/admin, marketing, contract services, payroll, and utilities (which we further break down into common electric, vacant electric, gas, vacant gas, water/sewer, meter reading/submetering, and other utilities).Next, I break down the forecasts quarterly for the ten year projection, then as each quarter passes I track the actual expense for every one of the categories and have a comparison/variance for each one. 

I'm going to create a document describing my resume, current work niche value, planned income from payroll and profits, and copy of contracts.

If I hire a laborer for a day or two they have to go on payroll .

The biggest issue with emails and letters is that you are leaving a paper trail, so (some) more sophisticated borrowers will send all of them to their attorney.

S corporations are also usually not used for real estate, because to do them properly you will end up having to pay social Security and payroll taxes, that offset any savings.

Top of it run payroll, issue 1099's, track your equity, and so much more.

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.