Individuals are not banks or regulated lenders, but the theory of equity remains the same.

My understanding of the new TRID regulations was that NO fees can be collected until after the disclosure documents are sign.

A loan is a bond, offering partnership interests can be a security, solicitations for "investors" is regulated.

I would contact the state regulating board and file a compliant.

Leverage can be dangerous, particularly in a rising interest rate environment.

In today's heavily regulated world, it matters.

As well, I graduated from the college that I would be renting to and I know the rules and regulations that go with it.

The objective would be to connect with the local agents and see which companies they work for and how they like the environment and people there, etc. 

It's fed an overheated investment environment and left a lot of people dangerously overstretched, from first home-buyers to empty-nesters trying to grab a hold of the last vestiges of the upward momentum. 

Great that you're willing to put in the effort, so now find means to gather the $$$.There are techniques some like but only work in special cases and environments, but which usually lead to drinking the cool aid.