If I don't get a solid tool now I will likely have a heart attack.My  Info: I have 5 partnerships; between them all I do flips, wholesales, and I own some rentals.I also do a lot of creative strategies like "options" "balloons" "wrap mortgages" & "subject to"I have rentals and flips in 3 states currently (OH, CO, FL) and plan to be in 3-5 others by the end of the year (IL, IN, TN, AL, GA). 

I do not have my heart set on any specific area to invest and am willing to investigate any area (as long as the the ROI is there!)

Appreciation alone is just one component when evaluating a property to purchase.During the housing bubble, "appreciation" was thrown at anyone that had a heart beat and acted like they were experts in the housing market. 

I want it to rebuild my home, cover my lost income if I die, pay the hospital if I have a heart attack, etc.

After getting my second rental, My heart was really set on real estate.

Although I don't recommend it for the faint of heart, we've even done 2 that were 1968.

If you're going to be driving the car and your investors are passengers with no control then you're selling securities; period.Don covered the salient points above and hopefully scared you sufficiently to seek the counsel of a securities attorney instead of relying on advice from people on message boards.  

hey everyone , my name is Joy , i am a new Real Estate Investor in Los Angeles , California . i am here to learn and network . i have teamed up with my girlfriend who is a real estate agent at Keller Williams in downt town los angeles and with my friend casey who is in finance. i currently work full time as a project manager for the environmental side of oil and gas . we are planning to wholesale houses and have kicked off a marketing campaign. my heart is in flipping houses and i feel that i will be able to choose the best deals through the wholesaling side . my grandmother flipped homes for about 15 years , i lived with her and was able to live that experience as well as learn construction.  

Both communities offer homes with land purchase.Portolo Country Club, located in the heart of Palm Desert, is a private, gated community for active adults.  

Well, this may be your chance to get in on the ground floor of something very unique that would do just that, but It's for people who have heart of nobility and desire.