Hello BiggerPockets community,I’m currently navigating a challenging situation and would appreciate some advice from this knowledgeable community.Property Details:Property 1: SF Detached 4 Bedroom 2.5 bath, Atlanta GA, approx 297k ValueProperty 2: SF Townhouse Atlanta GA, approx 197k ValueSituation: I have a $286,000 debt secured by these two properties.

I promptly had my attorney write the Division of Corporate securities and file a complaint and let them know I had nothing to do with this. 

Since loans are considered securities, most states require a security exemption, which can be prohibitively expensive.At least one state, California, automatically grants licensed CA real estate brokers an exemption without requiring them to go through the expensive registration process.  

I am curious to see what steps do you have or requirements do you put in place to ensure you are securing the right tenant? 

So, if you go out and make 1,000 calls (a whopping 4% of availability) and have secured no deals with the above strategy - come on back and I'd be happy to give you your first deal. 

@Deanna BeadlePut an alarm system in.

If you're purchasing a new primary you can tap an FHA loan for 1-4 units with 3.5% down, if you can secure a seller concession it could limit the amount of equity needed..if not a new multi family primary you'll need a larger downpayment (15-25%) depending on the property type and occupancy.

I sent her the check for returned security deposit by certified mail to a P.O. box she provided me.

This is tough.Depends on how fuzzy you want the business/family line to be.The only thing I'd be absolutely sure of is that your money has more tangible security than being a "personal loan" EVEN IF you cut him a break on cost. 

Use a Secured Credit CardIf you have a low credit score or no credit history, consider a secured credit card.