If I had stayed with it I would be retired and living on a private island right now.

My wife is pursuing a career as a Real Estate Agent/Wholesale lender and I always thought that that was "her" dream to own real estate.

The three most used “exemptions” are (1) the general exemption for private funding (2) Safe harbor Regulation D (either 504, 505, or 506 B or C),and (3) crowdfunding specific regulations.  

Here in Central FL, all opening bids start at $100, but the max is going to be all different based on the lender.

My end goal is to figure what property would get me the best ROI when the property is paid off after 3 years, but with the spreadsheets and calculators I’ve used I have no clue how to figure this out, and the agents and lenders I’ve spoken to don’t know either.

Alternatively, would it be better to finance the rehab with hard money or private money, thus skipping the need for an appraisal before rehab?

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Have you spoken to a lender?

If you want to taper off some real estate I would look at a mix of private capital and the equities side. 

pray and wait for the right deal Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?