I've done some research but want to make sure I'm complying with the new laws (since I'm essentially providing a loan).

I have contacted a real estate attorney to do my option paperwork to comply with my state laws.

This requirement is mandatory and has to be complied by all service providers.

You'll need to work with an attorney and CPA to do this as there are tax complexities and securities laws that must be complied with.

Certain companies would not be eligible to use the exemption, including:o Non-U.S. companies,o Exchange Act reporting companies,o certain investment companies,o companies that are subject to disqualification under Regulation Crowdfunding,o companies that have failed to comply with the annual reporting requirements under Regulation Crowdfunding during the two years immediately preceding the filing of the offering statement, ando companies that have no specific business plan or have indicated that their business plan is to engage in a merger or acquisition with an unidentified company or companies (no blank check companies).Investor Limitations Individual investors may, over a 12-month period, to invest in the aggregate across all crowdfunding offerings up to:o If either their annual income or net worth is less than $100,000, than the greater of:§ $2,000 or§ 5 percent of the lesser of their annual income or net worth.o If both their annual income and net worth are equal to or more than $100,000, 10 percent of the lesser of their annual income or net worth; Securities purchased in a crowdfunding transaction generally are restricted and may not be resold for one year. o Holders of these securities would not count toward the threshold that requires a company to register its securities under Exchange Act Section 12(g) if the company is current in its annual reporting obligations, retains the services of a registered transfer agent and has less than $25 million in total assets as of the end of its most recently completed fiscal year.

If that deal happened today, I suppose you could cut out the fund manager in the US and go directly to the investors in Europe (provided that you comply with our securities laws of course).

I'm guessing because of new zoning laws, these units don't comply but are grandfathered in because they were already like that before the zoning change.

You should just send that out to comply with the Fair Credit Reporting Act. 

When building from scratch, you are almost always going to add value to the deal (as long as the lot & build costs comply with the average sales price psf).

You should consider putting a clause in the lease that states tenant must comply with all Federal, State, and Local laws.