Looked at another way, with what you've stated you're all in for $300/mo, or $3600/year, for tax consultation and support exclusive of any tax filings.

It can choose to rent exclusively to members of their religion, but it still can’t discriminate on the basis of race, national origin, etc.

if so then she needs to sell it now and take advantage of the primary residence exclusion. 

When you don't pay your mortgage, and lose the property, they lose their cash...and your lose yours.Besides that, your cost is exclusively the cash you put in. 

This is definitely a security, but has a securities exemption exclusive to California licensed real estate brokers, spelled out in section 10237-10239.3 of the CA business and professions code.There are a number of requirements ... your 10 investors will each have to be vetted for investment suitability, each will have to sign a statement that their interest does not exceed 10% of their net worth, there is a max LTV which appears to be 75% (you're already at 70% with the first), plus other requirements.Jay has done this, he knows. 

I am a local property manager that works exclusively with investors.

I'm assuming obviously that you have a home office and dedicated area used exclusively for business (i.e - not a common area like a dining room or living area where you just happen to work on real estate activities). 

We are a local company, owned and managed exclusively in <CITY>.

If the buyer goes through with the purchase, then at THAT time the $5,000 is treated for tax purposes as if it were part of the sales price, which means long term capital gains or even total exclusion if you are selling your personal residence.  

I wont speak for others and their experiences with our company should they choose to share, but what I will say is that our office here in Phoenix has a 4.9 rating on google with over 40 reviews from individual investors who've had great experiences with us- which is a small fraction of the repeat customer base we've built over the last 2 years here in Phoenix.Regarding the non disclosure you referred to, this document is pertinent to keeping our inventory exclusive to our investor base only.