Rather than buying based on cap rate, you should be buying based on the returns you are seeking, whatever that is.

You can absolutely run afoul of securities laws if NOT done correctly... that said, there are always funders out there looking for more business who are licensed themselves and regularly pay people for referrals whereby THE FUNDER orchestrates and controls the note transaction properly while the referral agent stays outside the transaction.The big key for a new note person looking to break in should, I think, go this route by concentrating on the MARKETING end, seeking out and finding private note sellers.

Try to do as much as you can yourself, learn why you are doing what you are doing, then you can seek help from there.Note that magic is not in the website. 

You should be able to determine which one you like then seek advice from there.

The LLC is what most partners will utilize when they are seeking peace of mind, unless they are scaling their company up and have separate investing groups or partnerships - to which the Series LLC is well suited.

I'd suggest reaching out to different brokers in the area for insight on which areas are appropriate, or, in the alternative, you could seek out a local partner that could assist in maintaining/managing the property.Also, check this guide out for a brief overview of neighborhoods:The Ultimate Guide to Grading Cleveland Neighborhoods

If they still refused, I would seek advice from the bank or a lawyer. 

Or at least not the CASH FLOW most investors seek. 

In the Results link click on your address where there are various tabs and click on Neighborhood Sales.If you have a hard time with technology, you can always ask friends or family members to help you navigate the web to do some research about property values in your area.If you do find yourself entertaining an offer from an unsolicited investor:Ask to obtain, and keep, a list of the comparable property sales in your neighborhood the investor used to come up with their purchase price offer.Always keep someone else in the loop – your children, good friends, or someone you trust.Always know that you can seek legal advice – in the end, it might be worth the money you spend on a consultation with an attorney.Review the contract closely to see if it is assignable.

Therefore, I encourage people to seek out things that will help them do just that, even if the average person would fail at it.