Anyone know of any crowdfunding sites that allow non-accredited investors to invest >10% of net worth and allow for 1031 exchanges out of those investments? 

@Carl FischerFor most self-directed plans (non-custodial), there is a separate EIN obtained for the plan or more specifically in most cases, the trust.

Alonge if needed.If its an owner occ loan then I know there is more to those.. not my area i only deal in NON owner occ..

A better way with single family homes is to buy them and then become a "lease option" owner who does financing to good people that have not qualified with a Bank and do not know about the alternatives and they will usually take better care of the home because they think they will own some day, collect a larger non-refundable deposit, the monthly spread between your payment and the rent during that period, and then make money on the sale option.  9 times out of 10 they usually do not purchase the home but you can do it again.

Make sure you also have property insurance for non owner occupied for fix and flip transactions.

So far, the “referred” people/co have been new trying to break in, or are trying to practice real estate on the side.It seems like 1) they can’t focus on the PM duties, 2) or they’re trying to get a piece of the pie, or 3) they are bringing in other non-PM people to work.This past week was rough.

I told them I’d have the repair man come take a look to ensure them it works, yet they call non stop telling me it’s broken and want a new one.My gut tells me they just want brand new appliances in the kitchen, but how can I determine that when I don’t live there, and when I go to take a look myself, it is ironically working fine that day.

For example, Texas is a non-disclosure state.

Not in wildest imagination 5 years ago, that NHL and victory parade in same sentence.TerryMy NC market is non-appreciating.

And the “rat holes” in the good areas are nearly non existent in today’s market.