It was Reg D at one point and then they closed that and moved to Reg C so advertising could be done.

.* We do not advertise that we are in a 1031 on the front end.* We request as much due diligence material as possible in the beginning.* We get as close as possible to ironing/feeling out deal terms that would be agreeable to the seller in advance of submitting an offer, including site visits if they are located in the same market we are vs. out of state/market.All of the above data provides us with enough of an analysis to know what our deal parameters are going to be, at least to within a few percentage points.

I just want to make sure that I am able to fully validate all of the financials and not on the hook/forfeit my deposit if the numbers do not match what's being advertised. 

So, why is McDonalds still spending billions on advertising?

NREIG (a BP advertiser), is only writing new policies in certain parishes.

I do all tenant relations and use Adobe sign for all documents. 80% of my tenants pay electronically and no one has been late.

They clean, advertise, provide linens, etc.

How well advertised is the deal?

I mean it stands to reason it will not get worse, as these interest rate cycles tend to take a long time, and some places already advertising under 5 something rates.   

I'm not saying you actually violated any laws or committed any human rights violations, but this is exactly why it's vital to have an objective, documented screening process and publish your criteria on every advertisement for the property that you put out there.