. - sophisticated value adds: development, TIC/coop, take advantage of localized regulations (2 off the top of my head: San Jose lot split for ADUs, San Diego city unlimited ADU count in existing conforming building), etc.  

So, with 35 or fewer investors, all of them being either accredited or sophisticated, no SEC filing is needed and no compliance with Reg D need be adhered to.  

Over the last several years casinos have went up, Ford Field (Lions) and Comerica Park (Tigers) were erected and people who loved the city began brainstorming how to revive it.More recently, Little Ceaser's Arena (new home of Pistons and Red Wings) construction started and is due to open Sept this year.

note more sophisticated value adds could have better cost to rent valuation.  

While simple enough in concept, it is actually pretty sophisticated investing with a lot of twists and turns.

If you're looking for more sophistication like to move leads through stages, to have built in tools that help you communicate by text/email, bring in team members to own leads, etc.. then more of a CRM may be helpful for you there.

I'd probably have better odds going to a casino and gambling.

We are now at a place where there are Sponsors who are raising capital to compete for these institutional level assets but rather than filling the capital stack with these sophisticated larger check writers, they are raising the capital in smaller increments.  

in the near past I use it to sell off properties i foreclosed on and dont want to rehab.. buyers like it  I understand the rules.but talking Mrs old lady into this is as you note just another way to make a deal without taking the sellers interest in mind.. thats what sells these guys but if you have a sophisticated seller then  its fair game in my mind.

My buyers were sophisticated entities that would lawyer up to stall a foreclosure, but not sophisticated enough to challenge the conveyance method ironically.