We have a vacation home that is governed by an HOA.

It is my understanding that the old school "Lonnie Deals" are essentially dead due to the Dodd-Frank regulations coming down the pipe.

If you go that route, make sure you're familiar with basic SEC regulation, because pooling money from multiple passive investors without proper filing is a big no-no...

Been there done that with the state regulators any form of buy back guarantee etc would require some sort of securities offering.

You will have to check and read the regulations.

The $500 number is based off the new regulations for taxpayers without a financial statement.http://tax.cchgroup.com/downloads/files/pdfs/legislation/repair-capitalization-regulations.pdf

If it is the latter do you allows Regulation A offerings for non-accredited investors?

If you do it on a HUD home or other government owned property it is a felony.

See http://www.consumerfinance.gov/regulations/ability-to-repay-and-qualified-mortgage-standards-under-the-truth-in-lending-act-regulation-z/ Even if you are just renting with a pure option, send them to the RMLO for a written opinion.

And contractors think their government agencies are hard to work with. ????