I also have zero knowledge of raising private money and any federal regulations that might apply.  

Business loans are not regulated like residential mortgages are.  

Most major investors require you to hold the loan for a certain period of time for a few reasons -buys them time to sell your loan on the secondary market -bankers lose their commission if a loan is refinanced with another investor/lender within that 6 month period -required vesting is part of federal regulation  that keeps an individual from essential making a living by doing constant cash-out refis -if you refinance or pay off the loan in the first 6 months, typically you will not incur any pre-payment penalty..but the bank does and it eats that cost-required vesting allows you to establish payment history that shows on credit 3.

Most smaller properties can not absorb the potential 3 month loss of income at the lower rents the market dictates vs. the initial investment costs and be as profitable as this potential.Owner occupied duplexes are numerous here, with few large multi-families.

If they fail or get more heavily regulated and take a downturn the college won't be able to support the community, and that city will have a pretty great chance of really shrinking  

http://econ70.com/2015/05/06/family-formation/This was an interesting explanation of some high cost markets on his website:http://econ70.com/2013/08/01/regulation-and-its-un...

That's guru crap, that is the wrong thinking, not only as a professional in real estate but also as a responsible citizen of your community dealing with the public.And that is why we have more rules, regulations and laws in real estate than we have for car dealers selling new or used cars.   

Selectively, you can find numerous SFRs below $25k, and sometimes below $20k.  

The benefits of a license are numerous.

Could you point me to some reading materials explaining what is subject to rules/regulations and what is not?