For refm, it is a mix of having many features like realdata, including double promote, two levels of detail that you can use to promote to different people, rehab scenarios, etc., as well as being customizable.

This will put you in front of buyers and sellers as well as open up opportunities for you when promoting the open houses. 

For a few properties, I wouldn't bother with an LLC, especially if it is a foreign corporate filing (being the Republic of Cali), you insurance is sufficient, select a good manager, they will be insured as well and Mo. is pretty landlord friendly, IMO, so there really isn't a real shield for liability from an LLC as those promoting entities lead you to believe.

If you want to allow non-accredited investors (google that term, its well defined by the SEC) you can only promote it to people you personally know.Any time you want to get a significant chunk of the cash needed for a venture, you are going to give away a similar chunk of the ownership (equity.) 

I really hate promoting the BiggerPockets Flipping book (because I wrote it and it feels wrong to promote my own stuff), but based on your couple previous questions, I think you'd find it the most useful place to start:http://www.biggerpockets.com/flippingbookFor feedback on the books, you can do a search on this site for threads about it or read the reviews on Amazon.com

Anyone of you out there knows what type of licensing is required to promote MTN and BG instruments?

I'm confused . . . so you're trying to promote your auction, but you keep deleting the link to it.

It could be a plan by the few people that really control the world's money to promote global socialism - if so, that's working.

Haven't had any time or desire to promote it, but glad it's out there at least.

All these laws are designed to regulate the sale and promotion of securities, in this case private placement shares of a real estate syndication.In your case, if none of the members of your local networking group are going to be charging a fee or earning a commission on the sale of shares (securities), then these regulations do not apply to you and you can do whatever you all agree you want to do, without concern over accredited or non-accredited investors....You should have a professionally drafted LLC agreement, as your governing document.