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.  

Going DIY and self-managing this type of asset from another state may not be an easy task for such a building and neighborhood, it needs more attention (and probably capital).Try an unconventional approach.

Mainly the "self sufficiency test". 

Real Estate, Wellness, and Community ImpactAs I move into 2025, I’m focused on deepening my faith and prioritizing wellness, mental health, self-control, and discipline.

Self-proclaimed “Short Sale Queen” and associates indicted in federal mortgage fraud schemeTuesday, December 3, 2024For Immediate ReleaseU.S.

@Travis Biziorek: self management isn't something that we're willing to undertake. 

You might check with your Self-Directed IRA Trust Company/Custodian, they might have a brokerage connection capability where you can setup a brokerage account tied to your IRA, then you can with that brokerage to invest in various public market investments, in some cases stocks, mutual funds, ETF's, treasuries, and CD's.

In the past two years we have completed over a dozen flips, We are holding 20 rental units self managed and 2 self managed Air BnBs.

Remember, the notion of amassing wealth without investing is a dangerous myth perpetuated by self-proclaimed experts.

As a self proclaimed rookie, I recommend starting by conducting your own initial assessment of the property.