The offerings fall under Regulation D, 504, 505, or 506 (b), (c) or (d).

@Bugsy Sigel Is your property Class A, B, C or D?

I bet one of them is very good at it but all of them??

There's elections happening and political change that could make short term rentals illegal this year, so I personally wouldn't bet on anything you couldn't cash flow on if turned into a long term rental.

I think at this point I need to bet on my self and find a better way to mange my properties.

Let's further only look at A and B neighborhoods since the risk profile of a C or D neighborhood are so different, one would need substantially more gain to justify the extra risk (i.e. one eviction can wipe out 1-2 years of gains, and so forth).A few things I'm seeing: - Baltimore: With cap rates at 8% or higher for rehabbed townhomes, you can still get close to the one percent rule and still generate 18% total returns.  

We cannot showcase properties that are available unless it is a 506(c) or Reg A offering. 

Consider speaking with a property tax consultant about appealing the taxes if you have further interest but definitely don't bet on it.

@Alexis Carr new build is high risk high reward but it sounds like you’ve done it successfully once so why not bet on yourselves and do it again if you can replicate what you did the first time.

If you’re looking at a class C or a class B apartment that have value to be added to them, your return can be much greater than the way you are calculating it now.