Don't let naysayers that have no numbers and no information other than news sound bites scare you from pursuing things that make sense from a strictly financial point of view. 

accommodate a buyer's request for detailed rental and financial history, when selling only a small segment of your overall portfolio?

If, on the other hand, an investment is made available only to a few close friends or associates, and if these investors have significant influence over how the investment is managed, then it is probably not a security.This is why it is an absolute must to have a good attorney draft your agreement and for you to understand it. 

Hi all,I discovered real estate investing around a year ago, as part of a larger journey learning about financial independence.

If i were in a better place financially this would be my dream flip to rent out.

I quickly realized that real estate is a GREAT way to financial freedom.

I am a financial advisor by trade, so I have a decent amount of real estate knowledge, due to the nature of my career.

The basic structure is for the partner to bring the down payment of 20-25%, and we do ALL of the 'work', meaning finding properties, rehab management, finding and placing tenants, ongoing PM, and all financial planning too. 

Future goal is to gain financial freedom from real estate investing.

Heloc can be great but just remember no matter your financial status with a heloc you will forever owe it should you run into any problems.