Best values now are primarily in assets that the whole world does not have easy access to.....namely those that are limited to accredited or qualified clients.  

Except in the simplest of situations, you will have to pay a securities attorney to draw up a Private Placement Memorandum, Subscription Agreement, Accredited Investor Verification form, and to offer an opinion as to compliance with securities laws and regulations.Over funding a transaction by 2/3, completing the purchase, and then giving money back to an investor who wants out before the sale is complete and before other investors are paid is known as preferential treatment, is illegal unless ALL investors agree to it in writing, and is a non defensible accusation should any of the remaining investors decide to sue you.  

3-year vision:$150MM AUM or better2,000 Lots/Units or better120 Accredited Investors or better~5 member team

“It lured these really unsophisticated non-accredited investors who appeared to have little to no experience with real estate investing,” said Joshua Kons, a securities lawyer with offices in Chicago and Connecticut who has been in contact with EquityBuild investors over the past few years.

An accredited investor is not necessarily a sophisticated lender either!

There are a ton of options out there, even for non-accredited investors.

I know someone who runs a fund for accredited and non accredited investors.

@Tom Dittrich you could also run into issues at the 1-3mm range because the fund is only accredited if all partners are. 

Just to feed by curiosity, what are the requirements for 203k accreditation?

With potential interest rate risk I do have the option to lock the rate into a fixed rate loan product if I choose.This is my 5th syndication and work with accredited investors who are looking for passive income without the hassle of running a large deal like this.