That being said, when they launch their next fund, they are strongly considering a 506(c) offering.https://lastmileinvestments.com/While this is not a list of people I have invested with, I will say a lot of 506(b) operators hide in plain site:- Podcast hosts and guests (talking about what they have done past tense, not current offerings)- The gurus often also syndicate deals- Rise48, per their website, has primarily (if not exclusively) 506(b) offeringsThe thing is, depending on how conservative the compliance attorney is, you can have 506(b) operators advertising like there is no tomorrow.  

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

Your tenant (depending on local laws and your lease/willingness) can sublease for the remaining 3 months of their current lease.

This can provide you with a low-stress introduction to real estate investing.

I'm at a point where I can afford almost anything I want, but I still have to consider whether it will really bring me joy or if it's just a temporary impulse for a shot of dopamine.

I can email you.

First of all - most people (including real estate investors) are lazy and will always gravitate towards promises of quick returns / passive income promises.But also - what you are describing is something that AirDNA does extremely well and automated - it can be a little pricy, but way way more effective and accurate to do this with that tool - highly recommended

I would do 1 as once  I use it and then pay back I can get better line of credit .Also it stays off the personal records

This can protect your other investments should you have a loss in one.

For a cash-out refinance on a vacant lot, finding traditional lenders can be a bit tricky as most focus on developed properties.