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.  

(a) market price appreciates at a compounding rate AND so does (b) rents appreciate at a compounding rate.   

The whole point of having chemicals (and yes, salt is a chemical compound) is to mitigate bacteria growth, it's science. 

And YES, far FAR too often I am seeing people stack up UN-realized expenses at a compounding rate, to give selves a false sense of "profit" on whatever monthly/quarterly capital there moving around. 

It is amazing how many times I have seen the cash flow represented as rent - PITI and to compound the issue they did not realize the ADU would increase their property tax.   

I'd expect for example, all else equal, for more rent growth in Denver, CO, than Memphis, TN, over the next 20 years, compounding from current rates.

Sure, but the reclamation and redevelopment as defensible condos and apartments -- complete with less urban sprawl -- can occur faster than you think.

@Mark Cruse thanks mark - that's the vibe I was getting as well, super negative and not informative (from one person) This was a success story just on raw numbers - there are obviously more expenses, but some took it and seemed to take it at face value which did leave me to get defensive which I shouldn't have. side note - knowing how to communicate and navigate this community seems to be the key.

@Wiley Hood DIY cost segregation tools like KBKG can be cost-effective for simple properties, but they lack the precision and audit defense of professional studies.

It could vary of course depending on the defenses of the tenant and if the court is presently backlogged.