We have had some better experiences with some larger properties, getting premium rents and lengthy tenancies. 

If they started and didn't finish, you could be entitled to a bond claim up to $12,500, but thats it, unless they post a payment/performance bond for the whole project, which is more likely not to happen. 

Prices go up, demand goes down.Supply goes up, demand goes down.Demand goes up, supply goes down.Demand goes down, supply goes up.Demand goes down, prices go down.Bond prices up, stock prices go down.Bond prices up, interest rate go up.Stock price up, bonds down.Bonds down, interest rate goes down.:)

I don't have a Bloomberg terminal to tell you what their bonds currently yield, but it should be in the low 5% range today for a 10 year deal (roughly equivalent to your lease average life).  

Connect with me, become  colleagues with me and I will be happy to give you some pointers and a more lengthy explanation of ways to start building your real estate assets and how to manage, what to watch out for and what to learn and apply in a more step by step manner.

As such I focused a great deal on certain deals that required ready cash ie, short sales, which other investors were not as keen about since HMLs were costly given the lengthy negotiations of a short sale.

The use of a deed of trust and note doesn't avoid securities issues, not with multiple investors, Reg D mentions the exemption of real estate loans, but further research you'll find that where ever three or more gather together, a note can become a bond and securitization issue.While you mentioned various strategies, that breezes over a more complicated issue than you're possibly aware of, basing that on the fact you asked the question.

That's not for everyone though, some people prefer 401(k) even though they're more expensive because maybe they have a really helpful rep like me that talks them out of selling off all their stock when the markets at the bottom, or don't have the time or interest in taking care of it themselves or like that it's done right out of payroll because they know realistically they won't be deligent enough to regularly contribute on their own, or whatever...Just like you diversify between stocks and bonds and different funds, it's not a bad idea to diversify between before and after tax money.

I did just that a decade ago when all I had to do was pay $100 for a license and $250 for a bond, but the city here recently made it $100k minimum bond.

Those buying wholesale properties in need of rehab will not want to close on a property and then have to go through a lengthy eviction process, or pay cash for keys, before they can begin construction.