@Katie Southard This is the floor plan. there is another but that does not have a separate car garage and has private entrance only from the side.

@Dan GroveAs a private money lender I agree with Nicholas' sentiment.

The two most common exemptions are the exemption for intrastate offerings and the exemption for private placements.  

My assumption is that people who qualify probably have other options, like PPMs with groups they know, syndicators they know, private funds and other vehicles that may be more lucrative.

Credit cards have the same limitation on the amount you can borrow and will likely end up costing more than private lenders.

They did have the equipment to do this, as the old park manager (from the old private owner) is on our tenants board, and he knew the system.

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

But by the the biggest issue is PRICE.

The question I'm up against is what private money is going for these days for a build with this much room for upside.

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.