The person I talk with who relies strictly on his website for leads gets 25-30 deals/month.

AirBnB is also a great idea, although it makes me a little nervous as a long term business model because you never know what your local city or county will do in the future as far as regulating them. 

The private investment space for non-accredited investors is traditionally governed through Regulation D as Ryan suggested, more specifically a 506b(b) private placement offering. 

Engineering programs (at least the ones worth their weight) are accredited by a national organization     That have strict standards.  

Contact the local government and find out the rules and regulations for short term/ vacation rentals.

She went on to say that they are on it.. but its complaint driven.. so they get a complaint they will follow up and if its shown that someone is just trying to market a property they don't own regardless of the excuse I am just assigning a contract or what have you they will get popped.. first offense is cease and desist letter and small fine.. big player that gets caught that will get more serious and moves into a felony type thing.. but that's someone who just says screw it I am doing it anyway after already being caught.so basically in our little state you have to close on the house take title own or have an ownership interest clearly denoted in the vesting entity then you can sell your own property without being licensed so you must get on title FIRST before you market anything short of that is not legal.Its pretty much that way in all states if you read the statute's  just really depends on who wants to enforce.. to my knowledge  Ohio  FLA  CA  OR  NV are the most strict but there could be others.

Replacment is strictly a pricing issue.  

With that said, there is a constant threat of a change in regulation, and my Palm Desert property will have it's short term license taken away at the end of 2019 (along with all R1 licenses) if the laws stay as they stand. 

FHA loans are strictly for buying owner occupied property, not investments.

Always best not to invite further government regulation and interference into your business anyways.