I hope you have a lot of cash available to cover the FTC fines. 

Compare my bottom line to those who claim it's fine to invest where you get a $100 a month cash flow and sometimes actually even get rent. ;-) IMHO Thank you so much for your insight.

Which was fine but now this year I am able to save.

They have been managing fine, although not too busy, I guess because of the market.

Also just look online and steal some ideas...I used to Google Luxury Kitchens and then figure out how to do the same for less $$.You'll be fine with your experience.

If landlords fail to meet their responsibilities, they’re fined immediately.

The SEC enforces strict guidelines on raising capital, and violating them can lead to hefty fines, investor lawsuits, and even criminal charges.Let’s break down some key takeaways from SEC Rule 506(b) of Regulation D and why you MUST have a Private Placement Memorandum (PPM) and Subscription Agreement in place.1.

I'd also tell them if they need to leave before Dec, as long as they provide 30 days' notice, you are fine with it. 

Of course, accidental investors will do just fine too... 

Knoxville isn't a luxury market. widen the gap and do new construction. find infill plots of land in better locations and have more control. work closely with a builder who Is working with investors. we have flippers who did hundreds of flips then they graduate to new builds and say it's much easier. if you have the balance sheet you'll be fine. budget 20%. new construction commands a 20% premium and is much easier to duplicate Over and over and much less risk.