Dear BP - While discussing my goals to acquire small to midsize multifamily properties in South Florida with someone I was warned of handicapped compliance issues.

You also need to check with the utility company in their operations office about utility compliance and see if you will be considered a utility provider, you don't want to go there.

Oh, I feel a rant coming over me.About 75% of all RE questions on BP are answered by very basic aspects of business and real estate, there are very few advanced type questions here, it's all pretty simple stuff.After you really understand what type of contract you should use, how money is accounted for, what the unique aspects of business entities are, how insurance works and what types of insurance cover certain risks and what general business law issues are applicable, what tort law is, aspects of liability and how a general understanding of tax compliance matters is needed to just run any business.

This company helps keep me in compliance with certain IRS forms that need to be filed.

That seems like a very lucrative deal (for the renter)- compliance and increased IRS reporting means more money to file taxes this whole “invest in Mexico” concept seems way too costly, needing to own in a trust if by the ocean, I mean it’s a laundry list of issues here and the revenue isn’t looking all that great at all from what I see. if I was super bullish on emerging markets real estate why not just buy foreign stocks that invest in this stuff, and let them deal with everything? 

All the banking experts weighed in including the park compliance person.   

Registration requires a prospectus reviewed by the SEC, compliance with all marketing regulations, and full disclosure.

Just because you may be exempt doesn't mean it's the Wild West and you can do anything you like, your activities will still be viewed as to what is deemed prudent and what is prudent is compliance with the laws as they may be applicable.For example, there is no reason that an individual note holder can not comply in giving notices required within the time frames such are required, it's not an impossibility to comply with that aspect and you won't be able say "kings X, the law doesn't apply to me" in every aspect.  

I could be wrong, but that's my understanding...Jason, I'm sure you are correct, it only becomes necessary for others to comply with applicable regulations and law, by others, as with lenders, Realtors and closing agents, it's by involvement with other aspects of a transaction that the filing becomes necessary, to perfect a security interest, to evidence a sale for a commission earned or to close a transaction in compliance with ALTA.An example of not filing a deed is in connection with estate planning, where a deed might be held in escrow by an admistrator, by a will, where it could be filed after death.

I know I got two last year  6k worth.. even though i had the license .. but it needs to be in the name of each LLC that actually owns the asset and since i have over 10 of them I did not think i needed one for each LLC  but i was wrong and i got hammered for it.. now i am in compliance.