I would bet the older homes will see a lot more appreciation than the newer homes, percentage wise. 

Taxes are private, 1099 are private.  

Just so you know, I'm partnered in 2 private equity funds that have a similar business model to AHP.

I used a private lendor to fund the re-hab (cash) and owner financed the purchase price (minus down payment) I have a bank account linked to Stessa and I see the cash deposit in the transaction tab. 

with private and HML  the deal is done all at once.. 

., you will come out on top just take a bit longer so you need to underwrite that in mind.If the former, I would do a combination of fixed income, private lending, and note buying and trade the arb.

I'm presently a facilities engineer by trade, who does some construction and maintenance for landlords on the side, hoping to get back into the private real estate game.

I would have a house already but that is used as rental and I bought it using private lenders.

As noted, if your options are Reg D, private offering vs fully registered public offering, even if you are talking Pink Sheet (OTC) stocks, you have public filing costs, annual audit requirements, and likely more on-going expenses that have to be covered by the property(s) owned by the offering.  

My bet is you do not get sued.