I run a small property management company in a small town, and I’m looking to refine our advertising strategy.

. - It seems no one advertises the option price, just rent price.

No General Solicitation or AdvertisingUnder Rule 506(b), you CANNOT publicly advertise your investment deal.

I believe a large amount of our ad spend was spent to advertise the program.

If someone is just posting thinly veiled advertising, that's a little tougher to police but certainly feel free to flag anything you think might be so and someone will take a look at it.Without the public's assistance a lot of stuff will get by the moderators.

We obtained the full financial package, and the seller's "Pro Forma" is built on a complete fantasy.The descriptive reason for the high cap rate is that the seller is using deceptive and impossible expense projections.To get their advertised 15.26% cap rate, they are projecting that as their Gross Rent increases by $75,900, their Total Operating Expenses will simultaneously decrease.Here's the breakdown of their math:Taxes: They assume $0.00 in property tax increases, which is impossible.

This sounds more like an advertisement than a market update.

It allows you to raise unlimited capital from accredited investors and up to 35 sophisticated but non-accredited investors, but you can’t publicly advertise the offering.🔹 Rule 506(c) — The “Public Raise”Also under Regulation D, but allows general solicitation and advertising — as long as every investor is accredited and you verify accreditation (not just take their word for it).Together, these exemptions form the backbone of private capital raising for real estate funds.I help sponsors and fund managers navigate which exemptions fit their strategy — and handle the Form D filings and structuring to stay on the right side of SEC rules.

Do an internet search and see what other landlords are advertising as criteria in your immediate neighborhood.       

I inquired about the $29 advertising and was told that’s a different program.