The pool of homebuyers who are not necessarily investors is markedly larger.

For new construction, you want to try and get cheaper infill deals where you can build homes that are unique and have a smaller footprint (less yard space, no pools etc).

The renter pool is solid for a C class area, and the demand is definitely there.

We add a bedroom upstairs, laundry room with sink and dog shower and a swimming pool.

(The Commission will reevaluate or add certifications, designations or credentials in the future);--include as accredited investors, with respect to investments in a private fund, natural persons who are “knowledgeable employees” of the fund;--clarify that limited liability companies with $5 million in assets may be accredited investors and add SEC- and state-registered investment advisers, exempt reporting advisers and rural business investment companies (RBICs);--add a new category for any entity, including Indian tribes, governmental bodies, funds, and entities organized under the laws of foreign countries;--add “family offices” with at least $5 million in assets under management and their “family clients,” as each term is defined under the Investment Advisers Act; and--add the term “spousal equivalent” to the accredited investor definition, so that spousal equivalents may pool their finances for the purpose of qualifying as accredited investors.They did not index income/wealth thresholds to account for inflation, which would have decreased the number of individuals that qualify as an accredited investor.Not everyone is happy with the changes ( https://www.sec.gov/news/public-statement/lee-crenshaw-accredited-investor-2020-08-26) but syndicators should be.

You open your buyer pool to more people like families.   

So, this won't really broaden the pool beyond folks who are already in the financial industry. 

The other 200 come from a pool of about 5000. 

I WOULD LOVE TO HEAR YOUR ADVICE AND OPINIONS.Property details:3/2 SFH with HOA, community pool, private pier in NWFL.$216k, 3.1%, $1200/mo (Conventional Loan [refinanced from VA], no money down, 30 year Fixed Rate)BRAND NEW Roof ($19.5k insurance claim, cost me $1k), Newly fenced in back yard, Original AC Unit (Circa 2000)STR (Rented 10 months of the year while I was deployed)$27.5k Gross (~80% occupancy rates)$20.5k Net (Estimated, I don't have my tax returns handy)Monthly CAPEX (including supplies): ~$500/moSpeculative Potential: $32.5k Gross Annually (~$24.5k net)Based on the performance of my other STR, I could net an extra $4k on this home if I marketed better and adjusted my prices.

It seems to me the biggest impact on the typical syndication & passive syndication investor would be adding "spousal equivalents" to the definition, so spousal equivalents can pool assets to qualify, and Family Offices with at least $5 million in assets under management and their “family clients.”