I'm convinced that making tweaks to my BP profile along with actually being a multifamily investor myself contributes to my lead conversion success. 

I'm in a number of social groups for private lenders and have run into a lot of scams.

Great replies here, and thank you for sharing examples of what you have or have not done as a private landlord.I do think there is a time and place to offer concessions, just not for people like you and me that are owning/managing portfolios smaller than an apartment complex with 100's of units.

I should have elaborated in how the utilities are handled.Septic is the only private utility, and thus is my responsibility.

Now if your interpretation is cash flowing enough to quit your job that is another conversation.  20 or 30 properties at 1k a month a door, if managed properly is a great revenue mark in my book. 

Just spoke with a business dev rep from BAM today, good conversation, said theyre not worried about rates right now and have plans in place to account for them. 

I have yet to have a guest ask for a refill or mention the quality (I tried to pick a nice-looking, not-too-expensive brand).Be careful with the scents -- I had a run of people pulling out and hiding the scents and one or two people complained that they were scent-sensitive in private notes. 

I imagine others don't like that it's in an older condo building without private laundry.

If you are skilled in each of the areas above, and you have enough in reserves to cover the costs of when things do not go as planned, then you can likely attract money from private money lenders who want to get a return on their money and they see lending to you as a low risk way of earning a better return than in the other passive investing options they have. 

The two most common exemptions are the exemption for intrastate offerings and the exemption for private placements.