A Reg D fund will cost anywhere from $15K-$30K to have a competent securities attorney write the PPM, Operating agreements, disclosures, do the appropriate filings and provide guidance for promoting your fund while staying compliant with SEC and state securities regulations. 

They now consider that my partner has no cause for a hardship exception and, with the rental cap met, they are not entertaining requests to rent - the rental wait list is about 1 year.We are preparing an appeal to the members of the board since according to the declaration, the decision ultimately rest with them, but we are not optimistic about the prospects of them deciding this in our favor.

I got a great deal ultimately and I was pleasantly surprised after closing that the property had been cleared of all trash. 

They have very clean homes, good prices and only a 5% premium, just not sure if they are legit or scam. genesisauctions dot com.Not sure if I can put site address in forum, not promoting them, just need to know if they can be trusted.Thanks.

Almost certainly for something along the lines of what @Richard C. mentions.Figuring out how to avoid getting caught doesn't change the fact you're engaging in criminal activity to promote your business.  

just fyi- I already rent Brandon Turner's ultimate guide to finding renters.

Make sure you read the ultimate beginner's guide and search for any questions you may have and if you can't find the answer just ask away.

In saying that, I am looking to gain experience in the rehab and eventually the buy and hold areas of REI and ultimately learn what constitutes a great deal.What value could I bring to a rehabber/flipper?

I would recommend checking out both The Ultimate Beginner's Guide to Real Estate Investing and listening to The BiggerPockets Podcast.

I would recommend checking out both The Ultimate Beginner's Guide to Real Estate Investing and listening to The BiggerPockets Podcast.