I understand I need to seek the advice of a CPA or Attorney in my state for specific information and your answer is based on a hypothetical question substituting yourself, and not advice for me specifically.

Some key players you will need to have set up. 

There are a few things anyone seeking an investment through a private placement memorandum (PPM) should be aware of. 

And MA vigorously seeks out and prosecutes offenders. 

It could be your dentist, your doctor, the professional football player next door, they can provide 100% of the money and are easier to please.

I want to maximize my return, but since I am an investor and not a builder, it will be hard to only build one house and make a profit, which is why I am seeking rezoning to r6.

Teaching people the skills needed to then be able to seek information and process it capably.

I'm constantly seeking out other runners and running with big groups to learn more and get faster. 

There are some who look over this portion however most of the big players will not accept this.

She went on to say that they are on it.. but its complaint driven.. so they get a complaint they will follow up and if its shown that someone is just trying to market a property they don't own regardless of the excuse I am just assigning a contract or what have you they will get popped.. first offense is cease and desist letter and small fine.. big player that gets caught that will get more serious and moves into a felony type thing.. but that's someone who just says screw it I am doing it anyway after already being caught.so basically in our little state you have to close on the house take title own or have an ownership interest clearly denoted in the vesting entity then you can sell your own property without being licensed so you must get on title FIRST before you market anything short of that is not legal.Its pretty much that way in all states if you read the statute's  just really depends on who wants to enforce.. to my knowledge  Ohio  FLA  CA  OR  NV are the most strict but there could be others.