This strategy enabled me to close quickly and secure the property before it went on the open market, while also allowing flexibility for renovations and maximizing overall investment potential.

Consider remote monitoring tools (like security cameras), and budget an extra 10-15% for surprises.

If you are going to go with secured mailboxes you will need to contact your local postal office and tell them you have two new boxes that you will need to get "Arrow" locks installed on.

But all of these investments operate under highly regulated and constrained exemptions to securities law, and I have been told it is very difficult to do the above legally.

My strategy focused on leveraging the future growth in the area to secure a long-term investment at an advantageous price.

@Joe S.I would say BP does a good job as well as its membersFor example when peerstreet went under people were on BP blasting them because “they did not know” they invested in unsecured debt because they noted they invested in secured loansBut if you read the literature it was clear the investors were unsecured even though the company invested in secured loans (which this structure is not uncommon) - they were called out for this.There are components related to communication that cannot be verified unless posted but most documents and property transfers (like the one I assume is referenced in the start of this post) cannot be disputed.

If your have tenants leave every 1-2 years and if it takes you a few months of lost rent to secure the next tenant what does that do to your numbers?

Given your experience and strong financials, you have some solid options:Commercial or Portfolio Loan: These are tailored for investors and can help you avoid personal guarantees, especially since you have an LLC.BRRRR Loan (Buy, Rehab, Rent, Refinance, Repeat): Some lenders offer BRRRR-specific loans with funding for purchase and rehab, allowing you to refinance based on the new ARV once stabilized.HELOC or Cash-Out Refi on Current Rentals: Tap into the equity on your single-family rentals to secure funding for the 4-plex purchase and rehab without high origination fees.Each has pros depending on your cash flow goals and timeline.

This financing option provided the flexibility needed to secure the land and begin planning the development of 12 patio homes and two duplexes.

If one of them are staying than we keep the security and tell them that they need to figure it out themselves.