We have done reg d 506b, reg d 506c and reg a+ offeringsI would not do a 506b again but definitely a time and place506c allows for general solicititation and accredited investors and is where most goreg a+ allows for non accredited investors but has much higher cost structure - would only do it if raising $25M or more and you must have a robust team (cannot do it alone like a 506c) as you need someone to deal with non accredited investors questions as well as a rockstar accountant to do audited financials - outsourcing it can be nightmare. 

I guess my greatest beef with most gurus (not all, some are actually honest and straightforward, and even offer marginally beneficial advice) is the following1- they’re dishonest in numerous ways2- completing their training in no way qualifies the student to earn money or even perform competently in real property field3- the techniques they teach are often harmful to the people their students deal with4- they unleash a horde of unprepared, unqualified, unknowledgeable, misguided and unaware newbies on an unsuspecting pool of desperate homeowners5- they sell the song that all formal education is a waste of time and money6- they never provide any audited proof that they have been successful in real estate investing7- they encourage people to pay for a mentorship plan they can’t afford by increasing the limit on their credit cards8- they create falsified accounts to post how great their program is9- their programs are packaged by professional seminar companies out of Provo, Utah or Las Vegas, Nevada10- they disparage people who have spent years accumulating the knowledge, experience and capital necessary to be successful in real estate11- SOME gurus teach techniques which are unethical, immoral and even illegal. 

Here’s how it can help and what to keep in mind:Why You Should Use a Business Credit CardCleaner Tax RecordsUsing a business credit card strictly for STR-related expenses keeps your tax records clear and audit-proof.

Do an honest audit of your situation, spending habits etc, cut out things that you don't need.

You might consider asking whether a cost segregation study would be appropriate for this property or if there are any compliance or audit concerns tied to depreciation that influenced their recommendation. 

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._________ Bunch of gronks mate12+ years in the biz and had our fair share of complaints and investigations.2 x Ohio Division Of Real Estate1x Ohio Bureau Of Employment2x IRS audit's 1x FBI (Detective called 6 years later to ask for wire receipts).

They audited renovation progress with pictures before paying out funds to ensure the work was done.

Not sure how this company survives an audit. 

Thanks,  Software cost seg is easy and accurate - diycostseg.com - they also provide audit defense.