Other than the ability to advertise under 506(c), why wouldn't you just go with 506(b) and accept Sophisticated investors?

There are thousands of posts on BP, almost every day, and keeping advertisements, deal-making and fights clear from the forums is not an easy task; if threads weren't moderated the forums would quickly become virtually unusable and unattractive to the majority of people here that are just trying to learn more about real estate investing. 

@David Montore you can find them on Craigslist or Facebook advertising, and you can screen their backgrounds with tools provided from BP.

One of our goals is to own a few multi-family apartment units.

I’m a multi family guy but I understand if you are too busy to get into something new.

I am looking for single or multi family properties in an up and coming neighborhood.Thanks for any feedback!

Some people who invest there do well, but we always have stayed away.The rents and expenses seem to be reasonable, but again it would really make me wonder about that price when Phoenix multi family is over 100k per unit these days for units that aren't fixed up. 

This year 2018 the market in general has peaked as far as multi family BUYERS are concerned .

It was not a perfect deal, but it cash flows well, and allowed me to buy my next multi family deal after the refi, so it worked for me.On my current projects I am rehabbing and value adding two 6 units, when its all said in done, I will have about 110k out of pocket, and will be able to pull out around 130k after leaving 150k equity down in the new loan.

I'm looking into multi-family (2-4) residential (for now).Many thanks and sorry for my grammar.