Now that vast majority do rely on Rul 506b as an exemption and that prohibits advertising so a good way to get around that is to have a pre-exisitng relationship.  

@Greg Grant Numbers look good, but sounds like you could be in for some major challenges in the tenant and property management department, EVEN if you hire a PM. 

Location limited to Texas, in or around cities like Victoria or Corpus Christi (not expensive MSAs like DFW, Houston, Austin).No particular asset type in mind, could be anything from retail to MF to warehouse or other.Renovation mostly non-structural, although upto 20% structural should be fine.Is there any particular asset type that typically requires major renovation?

I have been adventuring into off market deals and pursuing them with some direct mail tactics.

Hi,I'm planning to start snowball payment of mortgage on my 3 duplexes and after going through some previous posts saw the major disadvantage is an impending lawsuit from a tenant.

I am nervous as I dont want to make any(major) mistakes.

I am about 50k over in a messy flip I bought from a skeezy (think boiler room sales tactic, no RE knowledge) BP wholesaler (without doing due diligence because they set it up so you have to buy on the spot).

Fannie Mae now allows you to transfer the property to an LLC in which the borrowers on the loan are the majority members of the LLC, without it triggering the due on sale clause on the loan.

If you’re under RC, then the tenants have a right to stay as long as they want, and you’d have to do a buy out or owner move in eviction, which are both expensive and major PITAs. 

You are already doing better than the majority of people out there simply by being on here and researching.The key is to take action.