Supposedly has his own construction company and claims to be private money lender.( how or are they regulated ?

So i understand different regions handle escrow somewhat differently, different customs and regulations. 

Typically REIC's are not regulated by the SEC, but I was wondering if the club introduced the deal and managed the property would that transaction be considered security then? 

For example, I use for myself Tickmill ( this one: https://forex-up.com/broker-reviews/tickmill-review/ ), because it is regulated by the financial authority of United Kingdom (Financial Conduct Authority), so that its clients trading investments are under the firm protection.

You would be telling them it’s a residential loan, which has a much different risk level and regulations attached to it, when in reality it’s an investment loan.

LLC is likely most common but you need to be aware of the SEC regulations when raising money.

There are also banking regulations in place that weren't there before, forbearance options for conventional loans, and checks being cut to individual families (though those amounts won't last many very long), so who knows.I'm not saying you're wrong, the true effects (and therefore opportunities) will take time to manifest (especially around foreclosures), but I'd not depend too much on what happened roughly a decade ago to tell us exactly how this one will play out. 

They are expensive, highly regulated, and dealing with state budget shortages that may get very nasty. 

The part that I am still a bit hazy on is regarding the State and City regulations regarding MHP's.  

banking regulations/policies change.