For any institution that is federally regulated, they can not sell a note other than to another fed regulated institution unless it is at the borrower's request/direction.

It would be best to do proper Regulation D securities filings.

Some attorneys advise that a lender can make a residential loan if they use the services of a licensed originator or broker, but many lenders feel it's no longer worth the hassle.By the way, these restrictions apply to owner financing - investors are now regulated when they sell their own properties to homeowners with seller financing.

Jim in the commercial arena they care more about the income of the property to qualify the asset instead of the credit score of the borrower.In the residential market qualifying with bad credit is much tougher.Banks are highly regulated now on the commercial side and are very strict.You might want to take the cash after selling and parlay that into larger commercial deals.You could also use a private investor as some would loan you money with the properties paid off as collateral.

I heard attorneys manage these foreclosures, and I would think they would be sticklers in doing exactly what the regulations say they should.

The "50% rule" simply says that operating expenses (per IRS regulations) plus vacancy (actual or economic) plus capital (expenses you incur in one year buy must amortize (deduct) over multiple years) will average out to about 50% of the gross scheduled rents.

Our current bank has not asked for a new appraisal.My question is: Is our current bank in violation of any regulations in offering us a rate reduction without a current appraisal?

As to investors, you need to search here for SEC regulations to get an overview.

Here is a quick article I found with very basic info about Nevada llcs, http://beginnersinvest.about.com/od/holdingmethods/a/Nevada-LLC.htmI have no relation to this site and dont know when it was written, as i believed they have tightened up the regulations regarding listing owners/members of the llc for newly filed llcs, however i am not too sure about anything having to do with such llcs, and its hard to find much info regarding such llcs, i have purchased an established llc, but haven't transferred anything into it yet, my Arizona lawyer is reviewing all this to make sure this is the best way for me to go, plus I dont want to move my assets at this time, I feel it would make me look like I'm trying to hide something since I have pending cases, this is being done for the future.IMO any lawyer that is paid enough can figure out any thing they want regarding llcs, regarding the assets in the llc and who owns it and such, I'm just trying to make that info harder to obtain, my biggest problem I'm dealing with had nothing to do with my real estate, and i feel if they hadn't seen my name on my public tax records the lawyers wouldn't want to come after me, because they wouldn't of looked into me enough to find my out of state llc, and they would of been more likely to settle with my insurance company

Bill, These would not be listed securities, per Regulation D rule 506.