You Can Only Have 35 Non-Accredited InvestorsRule 506(b) allows an unlimited number of accredited investors but restricts you to only 35 non-accredited investors.However, there’s a catch:Non-accredited investors must be financially sophisticated.They must have enough experience to evaluate the investment risks.From the SEC:“Securities may not be sold to more than 35 non-accredited investors… [who] must meet the legal standard of having sufficient knowledge and experience in financial and business matters to be capable of evaluating the merits and risks of the prospective investment.”If you’re planning to include non-accredited investors, make sure they qualify—or you could be violating SEC rules.3.

The buyers did a long inspection, multiple days... made a huge request for concessions based on what we knew to be purely made-up issues.

Most investors focus on finding buyers first when it is all the way toward the end of the process. 

I wouldn't want to scare a buyer away because of some capital improvements that haven't even been voted on yet.

The contract must include a provision that allows for a 22-day period to assign to a buyer.

Real estate markets may trade at higher cap rates when interest rates are high because buyers are forced to value the real estate lower in order to make the acquisition pencil. 

You’ll be surprised how many people are afraid to offer 10-15% off asking when the buyers would at least entertain such an offer. 

And they will get their payment from the buyer.  

Too many wholesalers are so eager to get a contract that they lock up properties way above market value, hoping to find a buyer who doesn’t know any better.

Understanding these differences can help buyers make the right choice.