If you go that route, make sure you're familiar with basic SEC regulation, because pooling money from multiple passive investors without proper filing is a big no-no...

However I am also looking long term and calculating how compounding will affect my retirement given certain basic cash on cash returns.Speaking strictly about note income, it's my understanding that IRR accounts for the time value of money including principal and interest portion of the payment.

Part of it was a learning curve(i.e. check public eviction history prior to meeting applicants there if you don't accept those who've been evicted, or having them call to confirm the day of showing so as to not stand you up) The other part is our strict criteria (current home inspection, employment verification, landlord verification) we invest in a working class neighborhood where people tend to shade the truth more often than not.

You will have to check and read the regulations.

The $500 number is based off the new regulations for taxpayers without a financial statement.http://tax.cchgroup.com/downloads/files/pdfs/legislation/repair-capitalization-regulations.pdf

If it is the latter do you allows Regulation A offerings for non-accredited investors?

See http://www.consumerfinance.gov/regulations/ability-to-repay-and-qualified-mortgage-standards-under-the-truth-in-lending-act-regulation-z/ Even if you are just renting with a pure option, send them to the RMLO for a written opinion.

yes HUD has gotten really strict with investors.

Looks like you are fully amortizing the note, if so you'll have fewer issues.Not enough information to properly advise you on the financing.Read up on seller financing here and then post your transaction.You can often write up your sale contract with seller financing, amount financed, interest and loan term and settlement agent might do the note and deed of trust if they know the deal is exempt from new regulations, however they may not be doing that anymore, depends on the closing company.Next see a mortgage broker for assistance, but an attorney might be cheaper.Saying you don't have money for an attorney is almost like saying I cab afford to lose my house from doing it myself. :)

I've been utilizing yellow letters and an MLS-generated list comprised strictly of pre foreclosed single family homes (active's, non sale, expired's, cancelled's) in San Diego, California as my main source of leads in this 2nd yellow letter campaign.