The Securities Act of 1933 (“Securities Act”) requires all public securities offerings to be fully registered with the Securities and Exchange Commission (“SEC”).

In my head, I have 2 options: 1) stay the course and build up equity until I can get enough to make a 1031 exchange into one or more cash-flow positive properties, or 2) sell it and pay the taxes.My issue with #1 is time.

There's a wealth of vehicles out there from essentially no payment in exchange for total security (bank savings accounts, treasury bonds) to high yields but significant risk to principle (aggressive emerging market growth mutual funds, i.e.).

I am looking forward to meeting others in this area with whom I can exchange conversations and ideas.  

If you know the area, have thoughts about the market, or are interested in having your lunch paid for in exchange for advice or ideas about the market, financing, strategies, etc. - let's do it.

I also stated that for HER protection (and my own) a contract should probably be executed before the exchange of funds.

At the moment, our capital is sitting in a low-risk, readily liquid investment which is returning a 5.2% ... or it is sitting in USD money market fund earning squat (I just exchanged a lump this morning and made 22.5% thanks to our oil contaminated Loonie).As such, when we analyse any "deal" that comes our way, the opportunity cost of that capital is a minimum of 5.2% ... when you adjust for risk, etc. we end-up with a hurdle rate in the range of 6 - 9%.  

There are proposals in US Congress to eliminate the IRS Section 1031 Tax Free Exchanges, which have been in the tax cade since 1924.http://www.realtor.org/news-releases/2015/07/nar-survey-finds-like-kind-exchanges-promote-job-economic-growth

A lot of the apartments I am seeing from 2,000 are tax credit projects whereby the developer received credits in exchange for obligatory renting to low income.

I would love to exchange ideas with you.