If you're just having friends, family and close associates as investors you could do a Reg D 506(B) but if you want to solicit the general public you need to do a 506(C) and you need the right exemption.

I typically want B class or better neighborhoods unless there is just an astronomical upside potential for C/D. thanks in advance

@Kelly D.

D) Web Directories.

As you may already know, realtor fees can add up. 6%+ does not seem like much but when its 6% of a 250000 home...that's 15K that you are paying out (realtor fees vary, I'm just using an average), and at least part of that could be going to you if you are a realtor  d) legitimacy.

For real-estate investment, QBO has everything you need and like most software companies, 90% of their R&D is going towards cloud solutions. 

The same Job title as a doctor pays differently in location c than location d.

Specifically, it states:(1) An individual need not obtain a mortgage loan originator license under ORS 86A.200 to 86A.239 to make a residential mortgage loan in which the borrower will use the funds to construct, alter, move, enlarge, replace, repair, or develop land for one to four dwelling units designed or suitable for residential occupancy subject to the following conditions:(a) The borrower does not intend to reside in the completed dwelling;(b) The lender verifies that the borrower is licensed by the Construction Contractors Board as a contractor and holds an endorsement as a:(A) Residential general contractor;(B) Residential specialty contractor;(C) Residential limited contractor; or(D) Residential developer.

Separate google sheets for both options. 20yr https://docs.google.com/spreadsheets/d/1IStmjtOnYp4-Ebpbo8CHJePQ4omH5uMJvmJ4HllenTw/edit#gid=197459841130yrhttps://docs.google.com/spreadsheets/d/1KFyesawCRtA6zO0DEvNShNPDEx4M4DVrGj_g0msSPpA/edit#gid=1728890052For IRR calculation it assume 2% annual increase in rent and 3% appreciation as a very conservative historical measurement, but given where we are in the cycle it can still be worse (down for a few years and then recover). 

The bad reputation comes from OOS investors wanting $20k D market properties.