People tend to call things JVs that arent truly JVs.With regard to the different regulations and pre-existing relationships and whatnot, it all depends on what exemption you're using. 95% of the time, people use Rule 506(b).People say "it depends" because, as you've rightly pointed out, there are no hard and fast rules.

Without a pre-existing relationship, the best you will likely get is a year, but you may be able to get six months or thereabout.

I believe this is under Regulation A but I am not an SEC attorney...My SEC attorney recommends we structure our apartment syndication as Reg D, Rule 506(b) so that most investors we accept are accredited and still allows some non accredited investors with whom we already have a pre-existing relationships with.Having said that, this is not necessarily a scam if the right SEC rules are followed. 

In the case of a newer single family with preexisting hvac if its broke and your replace the furnace, condenser and coil and its 5k or 6k. 

Typically there will be pre existing mortgages so they will Not be in first position.

Everything I've ever learned in my life was pretty much self taught, so I had no pre-existing skills when it came to remodeling or repairing a property.3) Fear.

Correct.....title insurance covers preexisting issues that may have been missed, or were not apparent( some heir pops up from a prior transaction claiming forgery)at the time of the transaction.

A preexisting tenant takes care of the very small lawn.

Maybe a read can be taken just before closing to determine what is pre-existing?

They partnered up with a wholesaler (had a pre-existing relationship) who helped my friend.