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.  

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.  

This destroys the credit of the original owner who can then sue the subto buyer.Another issue is if the subto seller claims they were taken advantage of by the subto buyer at a vulnerable time (pre-foreclosure) and an attorney or regulator raises the question of equity skimming.

As a resident of the Tennessee area, I have the advantage of observing its growth firsthand.

Since few lenders have the stomach to do this, it’s also been a great competitive advantage for our business.This horrifies almost every private lender I know.

Foundations and framing were built better 100 years ago and there are some advantages to older homes.   

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.

Again, the goal is to work with them early on to prepare them for the refi within 5 years.As to capital deployment, that is the advantage of the fund model.

Cost Advantage: Property prices in Mexico can be 40%-50% lower than comparable investments in the U.S. or Canada.High Occupancy Rates: The average rental occupancy rate in Tulum is 70%-80%, driven by year-round tourism.Economic Stability: Mexico's economy grew 3.1% in 2023, with a robust real estate sector supported by foreign investment.Infrastructure Investments: Developments like the Maya Train and new airports enhance connectivity, boosting property value.Feel free to reach out if you'd like more information on how to invest in Mexico, benefits and insights in general!

I’m trying to use my own skill set to my advantage.