The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

I guess one should always consider that the rate is always based on FULL loss and FULL replacement, so I guess there's no harm in asking, though your results may not be as advantageous as a layman might consider.Thanks all for your input. 

I also side with Adam and take advantage of the added protection of the firm I use.

And it was purchased with primary residence financing - so advantageous.  

Or tenants know they are the owner and take advantage of that. 

It's going to offer Strong economic growth, Appreciation (especially in DFW), Tax advantages (no state income tax), and a Growing population, including infrastructure and amenities. 

The advantage of Reg D over relying on the general exemption is (1) if you comply the SEC can’t come back and say you should have registered and (2) if your sued by a disgruntled investor you have a definitive defense, which means an attorney is unlikely to take an investors case on a contingency basis - unless fraud was committed.  

The “buyer beware” philosophy is fine for commercial transactions, but taking “advantage” of home owners when they’re most vulnerable and lack market sophistication is something no right thinking person wants.  

I bet you heard but the market around those areas are booming right now, especially since it is a buyers market, it gives you an advantage to get better deals from sellers while people are continously moving there, especially for jobs like tech, logistics, etc. 

For that reason, there is very little advantage (currently) in using crypto, unless you do something like a crypto secured loan as you mention.