You didn't mention where you are operating, but depending on average home prices, I think you'll be ok.For instance if we're talkin $500k homes, and if you will get a 2.5% commission, split that 50/50 with your Broker, you will end up with $6,250 per sale, right?

Looking at 50% LTV currently.If your borrowing is TRULY at 50% LTV, a little creativity on your part should uncover potential lenders.  

No General Solicitation or AdvertisingUnder Rule 506(b), you CANNOT publicly advertise your investment deal.

There are a lot of rules to follow, but make sure you have a great custodian. 

The 70% rule changed to 60% rule after 2020..

I have over 50 units.

Many a syndicator is setup to, in general, be "heads we win, tails you loose" when you look at all the tiers/falls, flows, fees and OA rules.

@Clark Harbaugh, Given the favorable tax rulings over the last few years (in particular revolving around trusts and their equaling a beneficial interest in the underlining propery) the IRS has actually been much more lenient (or at least silent) on these issues. 

But having those rules on paper was like carrying a big stick—great to wield when needed but mostly a deterrent.

Does the lease also state that the tenant must follow the HOA rules?