Then I went to a conference and meetups.

Confer and confirm this with a mortgage broker who is knowledgeable about private financing. 

In fact, from what you are indicating, it would be well worth the price of admission to have a real estate attorney go over each of your transactions to be sure they are defensible in your jurisdiction.

I might actually look into an Enrolled Agent (@Steven Hamilton II ) They represent people in front of the IRS and do a lot of Audit defense work.

@Michael Jobe Yes, REIAs get free use of a conference room in exchange for the expectation that all attendees buy food and drink.

I am a new RE investor that entered the market in late 2018, after thinking about the macro trends in RE and policy, I just want to share some thoughts about where I think the market trends are...PresentThe recent run-up in multi-family properties are a sign that investors are looking for cash-flowing, defensive investments in the late stage of the economic cycle.

I currently work for a Defense Contractor and have been doing so for almost 6 years now.

You have several strong lines of defense against liability available to you:Good property managementA note against the property (low equity is not a lawsuit target)InsuranceUmbrella liability

our bremerton prop has several Navy and department of defense tenants as well as locals.  

However, you will have violated numerous SEC regulations, and chance legal action from the SEC, state securities board, state AG office, and lose any definitive defenses should an investor decide to sue.