The answer to your question will address the SEC issues - you need to have a substantial preexisting relationship with the person.

I was thinking maybe historic districts in smaller cities.

I called the sheriff up (Good relationship with him over the years I had it) and he tracked Michael down.

I moved because of a relationship and because its a heck of a lot cheaper to live down here, and the prospect of being able to own property is really exciting.

I don't have time to shop around 10 different places, so always go with established relationships, and trust them. 

Also I'm always looking to connect with other investors and always looking to build relationships.

Buyers get discounts for doing business with they're title companies so when you have a deal, your buyer will tell you which title company he wants to use then you will start to form a relationship with them. 

Worse case they will drive her out of the property to escape a bad relationship and you then may or may not have to evict them.Once you open the door you have little control over where it ends up, this is the hiden value of only using M2M leases.

You can establish relationships and potential partners through that venue as well.

Non-conventional money is best borrowed thru relationships.There are a ton of legitimate lenders out there and he safest way to develop a relationship is face-to-face.