They must be totally desperate! 

Totally agree with you on the PR and language.

For fix and flips I want to stay away from total rehabs and focus on properties that need minor work such as kitchen, bathroom, paint, outdoor improvements, etc. 

And if this represented my total portfolio, it would be like starting over.  

I don't remember exactly but it was around $10k total for labor and the 2 new boilers.

The information contained in this post is not to be relied upon.

got out of flipping to new construction in our market in columbus ohio. licensed general contractor. when interest rates got high single family existing went down by 30% new builds sold at a 6% increase that year which demonstrated the desire and premium that new construction commands. never looking back. total control, rinse and repeat. we can get permits in 28 days. we can buy land cash in 21 days. we can build in 120 days to 140 days and keep moving. super scalable and easy and no risk. we build the same 2-3 Floorplans 

Especially if they put in $35K, or what amounts to most of the then total of their liquid wealth.On the other hand, we saw experienced investors with really strong reputations scale from a few million to a hundred million, or, in some cases, literally billions of dollars, in AUM at the worst possible time between 2019 and 2021. 

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.  

Yes you will have to rely on what the little data you have.