Unfortunately, most of what I can offer is only sweat equity as I am not very skilled in any obviously beneficial way for real estate investing.I currently work full time for a chemical company in Irving, TX as a regulatory affairs specialist for those of you interested in what I do for a living currently.

You can borrow from immediate family without regulatory issues spooking you family transactions are exempt from brokerage lending.

Loser,Due to regulatory requirements we must follow standardized application and qualifying standards for the approval of all lease agreements.

Breck in particular has also been severely restricting new STR's recently (last I checked the waiting list was 80 units long to get a permit, permits can only be issued in certain areas that are also among the most expensive parts of town, and the annual regulatory fee just went up from $400/yr. per room to almost $800/ room among other new rules and regs).

A big issue they have is the regulatory oversight and need to be able to fully justify making a loan. 

And while Dodd-Frank does not apply to certain investor transactions, some of the other regulatory laws will.  

Banks had to close lines of credit during the financial crisis for regulatory reasons. 

What are the regulatory limits in your jurisdiction?   

I am quite familiar with Dodd - Frank, The Safe Act, and several other regulatory and compliance issues, so it would be great to work with an Attorney who really knows their stuff.Have you used a deed in lieu in Virginia (or any other States) to successfully avoid going through a foreclosure process?  

Don't try to reinvent the wheel, this has been done thousands of times, legally, safely, compliant with tax and other regulatory aspects.