Opened it back up and the whole wall was loaded again... treated everything then took to the outside, took off the siding and sure enough the sheeting was covered with mold.  

you made a lot of good points why not to do this in your argument. opportunity cost, mediocre returns, and my favorite: you made this long descriptive post that took longer to write than to just stick the money in a high yield savings or GOD FORBID an equal weight ETF and actually MAKE money.Not to mention as Jason said, what's the return on equity of the paid off house?

Without the Reg D compliance your at the mercy of the ‘more likely than not’ weight, and juries don’t look kindly on people who lose other people’s money and don’t have a statuatory defense.Now all this does not take into account the probability of having a successful offering.

Then discussions @ $400-$600/hr for any attorney worth their weight.

Emails hold zero weight what so ever.

(Full disclosure my brokerage is a part owner of Moxi)Load all your contacts into moxi.

But I'll share with you that when managing SFR-4 unit properties, I front loaded all the capital expenses and rented properties in flip condition to tenants that were looking to upgrade. 

Now, that's a bit of a loaded answer.  

Conventional fixed mortgages offer security for the banks being they are able to front load the interest and know exactly, down to the penny, how much they’ll make off that particular loan.

My hubby is a mechanic and discourages those heavy key chains loaded with keys.