You also cannot use a second mortgage (from HML/private lender) for a 2-4 unit non owner property. 

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.  

Also, if you’re a private lender yourself, feel free to chime in—I’d love to hear from you!

it will be a corporate/wellness retreat/short term rental destinationI need land that is close to the Action, but not too close, and preferably comes with two single family doors already built, so I can take advantage of Fannie Mae owner occupied loan and develop the rest of the land on my own and with private funding.Is Columbus a good market for this strategy?

However, if you have a more extensive portfolio or plan to become larger in the next year or two, I would look for a double-entry system that allows bank reconciliations.

I will do my due diligence and extensive research before making any moves.

Each of the 5 warehouses on this campus will require updates (construction of offices/bathrooms, roof repairs, paint, siding repairs, new penetrations for doors, updates to electrical, insulation, and extension of water and sewer). 

(Then we’d just start a commune, I guess.)The Setup: Living My Best (Small) LifeI bought a 2BD/1BA home with a private efficiency studio.

For example, a private hot tub or pool can command a premium in most markets, which directly impacts ROI.Cost vs.

Now most of my deals are a combination of our business money, bank money, hard money, and private money.