I currently own a successful short-term rental in Fort Lauderdale and have identified a new property nearby that I’m confident will perform well.

One of my applicants showed up with little credit but no defaults, no evictions, and only traffic violations and verified income high enough to cover well over 3 times the rent and I accepted the tenant despite there being some signs.He paid the rent in time for the most part until a few weeks ago when he stopped and I could not get ahold of him.

I've been burned renting to friends, leasing rentals to friends doesnt end well. 

Also, you can get a HELOC on your primary residence and use the proceeds to purchase investment properties as well.

I might sell some units as well. 

Well, how much is the lot for sale for?

The best is to work with a seasoned banker who knows the system well and knows which questions to ask investors and which not to ask investors.

However, as curiosity prodded, I looked into the degree that it is prohibitively expensive to consider just filing as a security anyway, irrespective of the pros and cons.Basically, I searched for "what are the costs for registering a security with the SEC" as well as "what are the costs for registering a syndication as a security with the SEC"Most the results produced explained something to the extent that the fee was about 150 bucks per million offered, without any other information on what would validate the explanation that filing a syndication as a security is prohibitively expensive.

Not to say you cannot do well, but it’ll take some extra TLC. 

Obtain the necessary insurance as well to guard against any hazards or damages that may arise throughout the renovation process.6.