@Chris Blume go take a look at the current and pending regulations.

So me and my brother are going to be partner investors in our deal and after speaking to a cpa, she recommended to create an s-corp instead of an llc because of partnership regulations and a couple other draw backs.

@Dylan Eggers - Commerce City has had insane returns the past 5 years (the house values had doubled) but in 2019, it seemed like the Suncor facility was making people sick, so I agree with Craig about avoiding that area. https://www.thedenverchannel.com/news/local-news/regulators-hit-suncor-energy-oil-refinery-in-commerce-city-with-over-100-air-pollution-violationsThat said, I love Thornton and Westminster.

Would this be a state by state regulation or a Federal regulation? 

Government regulation continues to side with renters and is forcing landlords to become creative you know how we protect our investment.

Of course like @Don Spafford says, when you are doing it in a big town like Boise, regulation changes can turn your vacation rental into a long term rental in the blink of an eye.

The rules and regulations vary.

It is important to note that the City’s new ordinance does not alter the ability of common interest communities to prohibit short-term vacation rentals through their CC&Rs or other governing documents and to enforce those prohibitions within their community.

Please note that my question is not for crowdsourcing; it's whether or not any similar limits apply to private deals.Investment Limits for Non-Accredited Investors While the updated Title III regulations allow non-accredited investors to participate in crowdfunded investments, it’s not a free-for-all.

Basically cash is the only form of tender that is legally enforced by the government.