@Katie Southard This is the floor plan. there is another but that does not have a separate car garage and has private entrance only from the side.

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

Should you decide to do this full time and do more than 1 flip at a time, private lending and fix&flip loans will be the way to go.

--------------------------------------I don't think it prevents you as an owner from initiating the action.Personally, I wouldn't have any moratoriums on private transactions.  

Given your previous career, your goals, and wanting to diversify your investments, I'm wondering if you might find value in the PassivePockets community, it's a community with private forum dedicated to passive investing in syndications.

@Rennell Goudeau Hi Rennell, send me a private message and we can connect.

If you have strong market knowledge and the ability to find deals, working in acquisitions for a syndicator or a real estate private equity shop could be a good fit. 

Meet-ups via local groups or via zoom calls or private REI clubs/groups.Asking a seasoned agent in each city/county as well as a Banker/Loan officer will also help put a plan together.

Brandon Turner talked about it in his 2nd book, The book on real estate investing, he got a private money lender for one of his first deals from someone he went to church with.

You also cannot use a second mortgage (from HML/private lender) for a 2-4 unit non owner property.