The other is a smaller operation which does a lot of business in the specific neighborhood the house is in.  

My business partner is able to issue IUL.

Because I'm busy doing it, lol. 

If the state matters, I'm interested in Connecticut90% of our clients is OOS investors and our business process is tailor-made for them.

If you have a business you can grow and get financially rewarded that is higher priority then leaving that.

You Can Only Have 35 Non-Accredited InvestorsRule 506(b) allows an unlimited number of accredited investors but restricts you to only 35 non-accredited investors.However, there’s a catch:Non-accredited investors must be financially sophisticated.They must have enough experience to evaluate the investment risks.From the SEC:“Securities may not be sold to more than 35 non-accredited investors… [who] must meet the legal standard of having sufficient knowledge and experience in financial and business matters to be capable of evaluating the merits and risks of the prospective investment.”If you’re planning to include non-accredited investors, make sure they qualify—or you could be violating SEC rules.3.

When my business partner and I were still flipping we bought a couple through Auction.com and we always used a private money lender to fund those and our other flips. 

Self management works if you are local and can separate emotion from business.

Highway hotel on busy 35 highway. 19 hotel rooms plus owners apartment, large laundry room with commercial washer and dryer, large parking lot, front desk, lobby, roadside sign.

I purchase the land from a local jeweler who I tracked down at his business and asked he was interested in selling.