@Gene GuarinoAwesome thank you.

Don't purchase investment property in a heavily regulated, tenant-friendly leftist state like the People's Republik of Kalifornia.2.

@Brett Goldsmith  @Stephanie Trevizo @Christina Peterson @Gene HackerThanks for all the help!

Basically small banks to medium size can be on a tight leash by the Fed regulators.

If you do not know your provincial landlord tenant regulations you had better move quickly to get your lawyer or para legal to do the job. 

Per the SEC, the category for non-accredited is 506(b) offering under regulation D and you would file a form D with the SEChttps://www.biggerpockets.com/blogs/10191/72197-private-placements-506-b-vs-506-c

The regulations for agricultural employment are generally less strict.

Any suggestion is appreciated and if there are regulations where the seller is responsible for misrepresenting or not clearly documenting funds that need to be transferred to buyer.

According to HUD regulations, a Section 8 tenant may not be related by blood or marriage to the owner of the unit they rent under the Section 8 program.

Originally posted by @Gene Cook:I know this is an old thread but I have to ask Joe Villeneuve what the heck he is talking about .