These offerings involve unique risks and you should be aware that you could lose your entire investment.Who is an accredited investor?

Between that and your mortgage repayment there is no possible way for you to ever see any positive cash flow on this property.

Also advice on approaching someone with little capital, but have a unique skill and knowledge of real estate

Everyone's REI path is unique and it's important, first and foremost, to understand both your goals and your NEEDS (not an acronym).

So people will often try to place each property into it's own LLC, so if anything happens to one property, you are only risking that one property rather than a bunch of different assets.When it comes to liability protection, placing a flip into LLC 1 would have a few drawbacks. (1) You are adding another property to the LLC, which means it would be worth more money for anyone looking to win a lawsuit against you AND (2) you are increasing the likelihood of a lawsuit because there is more liability with 5 properties than with 4. (3) The flip is also a different type of investment and has unique liabilities inherent to these types of investments, so your LLC will also be exposed to additional types of liability. (4) These two types of investments are also listed differently on taxes, so you need to keep this in consideration and discuss it with your CPA.In a perfect world you would want each property in it's own LLC (or just do a Series LLC,) and then have an operating company that doesn't even own a property to use for all your highest liability actions, such as a rent collection, paying contractors, property management, etc.

MFH, both are great, and both come with unique ups/downs.I think it all depends on the quality of your houses.   

Especially since three different agencies quoted the "same" Safeco policies but came in at very different prices.To show how much it can vary, on one property in Fort Worth, Ft Worth Ins quoted $591 and the highest quote was $1121 per year, almost double, and that was not unique - it happened with several. 

My question is while you borrow this money for investment properties how does the re-payment work?

Starting to put out a good amount of bandit signs, however my market already has quite a few people doing it. I’m looking for creative ideas or phrases that make mine look different than the others. Thanks!

@Kwesi Landers your “why” is not unique.