Most investors have not much experience and have ability to do proper due diligence, but...some of the lead in those forum are so good (and way more sophisticated than BP) to do proper DD.Although however I found discussion for CRE that's merely generating 7% income and single digit IRR with high risk of default is going on for very very long time.

The biggest impact could be in the negative PR though, as sometimes perception becomes reality, factual or not. 

@Spencer CuelloSpark Investment Group generally does 506b deals open to sophisticated and accredited investors. 506b rules require syndication sponsors have a relationship with the investors prior to entering into any investments.

Here's why this is so important for negotiation and decision-making.First, understand the seller's professionalism and sophistication.

Those that “don’t see” the benefit to a party likely are unable to comprehend that their own perceptions, history, experience, and motivations are not “universal” in scope.  

They're sophisticated people as far as investing is concerned.

One investor, an engineering manager who considered himself relatively sophisticated about real estate but had never invested in a colleague’s startup, says he found Khafagi convincing.

This industry is so much more sophisticated and has translated a slightly better mousetrap into market share.

So, agents do not use anything more sophisticated than posting to social media? 

In a 506(b) deal you are allowed to bring in up to 35 sophisticated investors that don't meet the accredited standard, and almost as many as you want accredited investors.  506(c) you can market offering, and need to take reasonable steps to verify they are indeed accredited.Reg A(+) you can market and raise from non-accredited, but more regulatory filings.I think there are a lot more accredited investors than you think.