We've used Reg D 506(b) for our syndications and ONLY communicate with investors that have a prior relationship with us.There are two illegal activities that I see all the time. 

I have down an owner financed deal in 2024 and still actively use a HELOC in support of my flipping.  

You need to actively talk to people about what you are doing, ask them for referrals to others that might be interested. 

I’m also an active member of the local landlord association in Joliet (JRLA), which has been a great resource for networking and education.

However, my under writing due to the recent rate hikes shows large cash negative after a high LTV refi to extract the equity so I am not currently actively pursuing BRRRRS and I find this is true for many of the local investors that were doing brrrrs a few years ago.  

The best way to connect and learn is to be in rooms where it's going down.In terms of captial your best bet is to focus on a primary income that cash flow sufficiently, saving as much as you can and doing something real estate related so you can get familiar with the industry.

Your best bet is to go to real estate networking events near those areas and talk to those who have invested in those areas.Best of luck!

Usually its a safer bet.

Material participation in the rental activities still required. 

He's very active and knows the market quite well.