As most of us well aware,  the supply for deal is getting dry and a lot of competition compare to 2-3 years ago.  

I would then supply my 2 yrs IRS returns which only have investment income from my rentals on them.

If any bank statement you provide shows a deposit over a certain amount you need to supply proof of where it came from. 

And to the topic of unaccredited vs. accredited, unfortunately those working within the federal regulations are accepting only accredited investors, whereas those who are going intrastate are able to take retail investors from within the state that their projects are located.

Are there some SEC regulations or loopholes that allow this? 

This must be a local regulation?

The supply of homes for sale is super tight, and prices are back to, or above, pre-crash pricing already.

My partner and I have invested from personal accounts on our marketing and supplies already.

Apparently this last tenant never bothered to switch service to his name since the gas company continued to supply him with free gas.I am in the Boston area in Massachusetts and NGRID disconnected service for the unit. 

id=resparulefaqs422010.pdf):"4) Q: The regulation states that while the borrower‘s interest rate is locked, the credit or charge for the interest rate chosen and the adjusted origination charge may not increase from the amount shown on the GFE.