The client can distribute proceeds through a private agreement without involving the title.

In our still relatively limited experience, seller financiers are usually looking to get a higher asking price in exchange for the favor of the private loan. 

Since you are doing new construction I would suggest making them private enough where guest have minimal interaction with each other.

That being said, while the intent is that most investors in a 506(b) offering are accredited, the sponsor can accept up to 35 "sophisticated" investors into the offering and still be within the rules.All told, private offerings are 100% a buyer beware investment.  

How much private money have you raised within the last 9 months?

It's just a room and private bathroom and that unit KILLS on Booking but not really on Air or Homeaway/Vrbo.All of my 1-3 bedroom "whole unit" listings do good on Airbnb but not so much on Booking or Homeaway/Vrbo.And I have a 5 bedroom unit and it does nothing on Booking, but pretty good on Air and Homeaway/Vrbo.I think bigger units that facilitate large groups do well on Homeaway for some reason.

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.

I put 20% down using personal and private lending.How did you add value to the deal?

There are always other options-hard money lenders, private lenders; but they are riskier and will likely have higher rates.

Also, if this is something that you are looking for in a hard money lender, you might want to look into more of a private money lending model verse anything else.