There need to be protections in place to prevent people from making bad choices that might lead them to lose substantial amounts of money.That's the point where we have to just respect the other's opinion because it comes down to one's first principles.Going back to the poker analogy....if a non-accredited investor wanted to take his last $50k and invest it in a 506(c) offering, the sponsor would have to tell him no.

I can guarantee that a 4 unit or more rental property in KC with a substantial down payment would provide more than $8k/year in cash flow, but again I'm unsure how to structure it all. 

I have a HELOC loan on my primary residence and I have recently had some family that I'm going to have to leave the state to take care of and it's going to be a substantial amount of time  2 years minimum and I was wondering if I could rent my home out  while I am away taking care of family  not selling my residence  but renting it out for two years while I take care of my family business ?

We could live In the 2/1 and pay only $800 per month, but we need the bigger space.Not only is our monthly expense spared, but we've built a substantial amount of equity in the house as well.

I am actually buying a 19 unit value add deal in Berwyn, IL now, and it will need a substantial renovation.

If the numbers you propose can be substantiated, go get a hard money loan.

So long as you don't chase the market right to the top like a million dopes did in 2007, over lever, and have substantial short term financing in place, you are ahead of the game.  

Hi Laura, I cannot speak to Georgia, but as a mortgage loan originator in Florida, I can say that closing costs can be substantial (as a general rule of thumb, 2 - 4% for residential and 4-5% for commercial, depending on the area). 

If it's a substantial amount, then you can consider being an active investor.

The one interesting angel on C and D class in SB is that Section 8 offers substantially higher rents than market for one and two bedrooms.