Lance do you know where the 871 (d) exemption is entered?  

aim for occupying it for 2 years then renting for 3 years then evaluating whether or not you want to sell before the 5 year mark to take advantage of the capital gains tax exemption unless you plan on holding very long term. 1031 exchange would be your go to at that point or cash out, pay the taxes, and do something else with your money.

The law applies to the type of property, not to who buys it, just because you are in the business and while you might consider you financing a commercial venture, does not make it a commercial loan, financing any property that is used or to be used as a residence must comply with the SAFE Act, unless the Seller is exempt as an owner occupant (not the buyer) and they do no more than the set number allowed under HUD guidelines with the applicable state, so far ranging from one to five deals a year.Joseph, you might adjust your advertising.

The seller may have an exemption as to high risk loans not being a dealer, we don't know that.

@Mason MatteoniIf you are pooling money you most likely would need an sec exemption like a reg d 506c.

As a fellow real estate investor who funds all deals with investor money, I can also answer “no.”The regulations surrounding the raising of money simply state that if you sell securities, the securities must be registered unless they qualify for an exemption.  

If you did, you would pay taxes on part of that (beyond the exemption) and then what?

Some states have exemptions under certain limits of volume.

Asking 128k payments looking to be at full price to 800-840 depending on insurance and HS exemption since it would be my primary residence.

You need to apply for you home-owners exemption between Jan. and April.