That being said, while the intent is that most investors in a 506(b) offering are accredited, the sponsor can accept up to 35 "sophisticated" investors into the offering and still be within the rules.All told, private offerings are 100% a buyer beware investment.  

Its the nature of our business. 

There may be a way to reduce property tax reassessment by using LLCs, but it is a complicated plan, takes time to complete, generally needs a business purpose, and is not without risk. 

Real estate is so localized that most federal based policy changes don't have massive influence.I can see him (semi-)privatizing Freddie/Fannie.

Phoenix boasts a lively market with plenty of opportunities for both novice and experienced investors to thrive in the fix-and-flip business.

That may impact the amount you have listedYour most advantageous route for financing will be seller carry or finding a private lender.

I've actually pulled the plug on investing to focus on our general contracting business because investing was more of a distraction.  

I should have elaborated in how the utilities are handled.Septic is the only private utility, and thus is my responsibility.

I own a mortgage company, so I have my loan officers use this Fannie Mae income calculation tool for all business for self borrowers: https://singlefamily.fanniemae.com/applications-technology/income-calculator .

Vacancy is a normal part of the business.