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.

With all the measures they have, it's never been an issue to my knowledge and the neighbors would let me know in no uncertain terms, as they had a poorly managed STR in the neighborhood previously. 

I specifically want to call out one of their Senior Accounts Associate, Charlotte Cunningham, who helped me through the process on my first purchase as I needed to buy a sizable amount of furniture quickly and she was able to help me make moves quickly...and didn't make me feel bad whatsoever when I pulled back a few items at the last minute I was able to find them cheaper elsewhere.

Keep posting for sure but feel free to reach out directly as well. 

I work with investors, I am extremely knowledgeable about this market and I have a strong team of vendors.

A knowledgeable investor might see a beautiful opportunity hiding under a worn facade. 

If you have any specific questions feel free to reach out I am always happy to help other BP members.

But I feel like having the bank connections (to automatically pull in those expenses/revenues) is key to streamlining things.

The real estate community is full of experienced investors happy to share their knowledge.

I know you feel you are on top of it, and it sounds like a class A or B.