However, as curiosity prodded, I looked into the degree that it is prohibitively expensive to consider just filing as a security anyway, irrespective of the pros and cons.Basically, I searched for "what are the costs for registering a security with the SEC" as well as "what are the costs for registering a syndication as a security with the SEC"Most the results produced explained something to the extent that the fee was about 150 bucks per million offered, without any other information on what would validate the explanation that filing a syndication as a security is prohibitively expensive.

But the person seemed bent on me wire transferring within 3 days, or the deal will no longer be valid.

Yes, it's true that you might be able to find a product you need at a greater discount when a brand like Wayfair or CB2 is having a sale, but I've found that they truly do offer superior discounts at scale, even considering the fee. 

Especially about validating information. 

Meaning you can sell an apartment and purchase an office building and it's a valid exchange. 

Knowing you have someone to turn to for advice and validation can make navigating challenges feel less intimidating.5.

I’ve tried tru people search when I was D4D last week, and didn’t find a valid number out of the 20 houses I found 

Ethical ConsiderationsYour concern about ethics is valid and shows you’re approaching this with integrity.

Property taxes and insurance costs are best obtained through local county websites or reaching out to insurers directly for quotes specific to the area.Tools like BP Pro and Reventure can be helpful for an overview, but it’s a good idea to validate their data against primary sources to ensure accuracy.

Since you won't be able to recognize it as a valid rental if you're charging under market rent and you also expect to be covering any house expenses that are outside of her budget, this seems the best choice.