The tax and regulatory environment in Cook County is dismal.

While there is still a lot of regulatory uncertainty around JOBS Act legislation, there are certainties around existing regulations, some of which allow unaccredited investors, like Regulation A, or intrastate crowdfunding, which bypasses the federal regulations.

Fourth, I have zero interest in subjecting myself to the regulatory authority of the local real estate commission or other realtors.  

Understand too that a mortgage is a security and it's regulatory side is exempt under conditions, when you start slicing and dicing interests with investors you can find yourself in trouble.The other problem is that on the investor's side, someone has to get paid from foreclosure proceeds first, it's not an even distribution, one cent off and it's not even so saying you split 30% of a note, the question is which 30%, and who gets what when?

Once paid off, they're out of the deal completely.I don't know what, if any, regulatory issues you may encounter in MO.

If it's tight and there is no regulatory issue and no evidence of failure, leave it alone.

More and more investors are choosing this delivery method in our markets as they typically get the biggest bang for their buck this way and virtually eliminate they need for any change orders which can get out of hand without and good well defined scope of work and complete set of construction documents.One recommendation that I can make without hesitation is to be certain that you use only DC experienced and licensed general contractors when you bid it out, as I have seen lots of developers/investors get delayed due to regulatory issues associated with stop work orders and the like because a lot of contractors don't know the process and the system in DC.

Just stay away from guru stuff an be aware of regulatory issues.

And all of you thought I was just an in the box conservative lender with regulatory hang ups...

If so a sub to might not want to be the way to go due to all the regulatory issues and acts.