Most of my clients make more money after hiring me and paying my fees because I prevent the major lossesYou're a perfect example of this.

Or asked this way...will I have any legal issues if I went and borrowed UNSECURED funds from 4-6 people and tossed that money in my operating account to use as down payment and rehab funds for a BRRRR deal for example?

For example, if the roof was a wreck and each unit needed $5k in repairs, did you have $40k for units renovations and $15k for the roof (total of $65k)?

For the approx $500,000 you have in equity...why not buy two $250,000 townhouses in Vegas area (just an example) and maybe end up around $2500 cash flow positive?? 

Then they transfer the deed to another party, for example when selling “owner finance” while the mortgage references the original owner.  

You need to study/read how to screen tenants and set standards.As a example a 650 credit score may be stellar for a C class property but only average for a B class.

Here's the example:1) Investor cuts a check for $100,000 to DEEDfeed, our nonprofit.2) DEEDfeed cuts a check for $100,000 to fyre CAPITAL, our investment group.3) Investor distributions and original principal of 100,000 are returned to DEEDfeed, and in turn to the Investor.4) 100% of Investment Management Fees collected by fyre Capital are sent back to DEEDfeed.5) Those Fees are now the donation to the nonprofit - And thus mandated to be spent in line with DEEDfeed's Mission and 501c3 rules.The Investor wins by earning distributions. 

For example, Pen Fed will do a Heloc on a rental OR primary if you have 3 properties or less including a primary and they are held in your name and not an LLC but once you have 4 properties or more including your primary they will ONLY do a Heloc on your primary.

As for physical property, if you live in or near an area that's reasonably affordable,has a good economy (for example if 80% of the town works for one employer you might want to stay away from there) and has fair laws pertaining to landlord/tenant issues I would look into actual property.

Just a suggestion A risky suggestionA risk that can pay very wellAlthough if your following GDEN stock i feel they are going to be a classic example of over leveragingI mean interest payments ruining earnings!