With the right tenant selection and manager, you can minimize, mitigate, and transfer most of the risk involved in renting it out.

The best quote that I've gotten is 9%.Basically, Dodd/Frank prevented lenders from securitizing and selling those loans, so they must be kept on the books.I'm assuming since you have four families involved that you would need some sort of entity to hold the shares, and that's going to make it difficult to find financing.

Unfortunately it is INCORRECT.The determination of whether the sale of an investment is a security or not has nothing to do with the number of  participants involved.  

I am a newbie to real estate investing but look forward to getting involved.

The Association's policy may not cover a loss you're involved with.

I'm currently looking for some good Buy and Hold investing books, so if you have any in-mind, I'd love to hear about them.I look forward to getting more involved in the community and hopefully network some more in my local area.Hope to talk to some of you soon.

Your research can be a lot less involved than what every other asset class has to do.  

These transactions involve a decent amount of paperwork and you would've to provide it in a timely manner.

Gregg, That is very helpful, all that being said do you recommend taking a EM deposit or to just avoid it given all strict guidelines involved?

wanted to see if any one had a recommendation for where I might find some educational material I can use that breaks down the terms involved with a commercial 'flip' loan (not hard money), both whats involved (i.e., what the commercial lender will look for v. residential lender), the terms that are often involved and what they mean in laymen's words, the various ways they are often structured (i.e., 75% purchase price w/ 100% construction +contingency, etc. etc.) various fee's typically charged and which are negotiable, escrow carrying costs, on and onwas hoping to find some material all ready together on this...tried doing a basic search but didn't see a whole lot.thanks