Some securities are exempt both at the state and federal level depending on things like amount, who is involved (whether a qualified or unqualified investor) etc.I think the most common term here is whether the investor/investors involved are sophisticated/accredited.

I establish the project on a site and the future homeowners buy into it...These people are not sophisticated investors... does that matter for crowdfunding?

Perception is just that important I see especially when you are asking a person that is really motivated to trust you with being able to get the done.

Thank you, Johnny Won't Everyone Be Doing The Same Thing....This is the perennial question in Real Estate.I don't know if I would qualify as a Top Producing Agent, but in my career (highest year in production was 75 Solo transactions) I would from time to time hire, or mentor newer agents.Your perception that your reluctance to working with a young inexperienced agent is not always true.  

It is not great, but it does the job, while you become more sophisticated and develop other means of lead generators.

Those kinds of returns require some pretty sophisticated trading strategies.

We're not dealing with very sophisticated people most of the time.

Most deals are also out of state, and I'm not a big fan of doing that unless you're a VERY sophisticated investor.

The pros are that you will know a heck of a lot more than an average buyer and be able to size up a deal faster, the con is BIG, you may know  too much and be deemed a "Sophisticated"  investor to the sellers.

Maybe I'm not sophisticated enough, either?