Rates are typically higher than “traditional” secured business loans because the risk isn’t just the assets, it’s regulatory and exit risk.

One slow winter, one major repair, one regulatory change (like Denver's STR crackdown), and suddenly you're sweating.But here's the real question: What's your reserve situation right now?

Stuart Fox and Fox Financial, LLC (included as addendums), social media posts, YouTube videos, regulatory filings, and public records.Several Red Flags for Fraud at Fox Financial, LLCRed Flag One, Irrational Ratios Compared to Industry Standards: Fox Financial, LLC’s most recent pitch qualifies them as a “mini” Reg D multifamily real estate offering.

.🔹 Mid-Size Buildings = Sweet Spot 99+ unit buildings are hitting regulatory and operational headwinds.

The region is made up of many micro markets that are very different from one another - in pricing, regulatory issues, tenant type, appreciation potential etc.

Buildings with clean rent rolls and limited regulatory exposure still trade, while everything else sits.One thing that stands out is how block-specific this submarket is.

I’d stay on the ownership/investor side and partner with experienced operators or management teams who already know this space.I’m hoping to learn from people who actually do this and can share what it’s really like:• What actually works vs what just sounds good online• Common mistakes / traps to avoid• Regulatory reality• What “healthy, realistic” numbers look like• What makes a good owner–operator partnershipEarlier in my career I lived mostly in the analytical world.

Check each citys short term rental ordinance before you get too deep into a deal.For the MTR conversion in year two the good news is MTRs dont face the same regulatory issues.

If your PM is licensed in their state then start by going to their regulatory board (e.g., The Colorado Real Estate Commission) to file a complaint.

Education on Self-Directed IRAs & Alternative InvestmentsIssue #: 3Publication Date: Week of January 19, 2026Custodian Spotlight: Preferred Trust CompanyThis Week at a Glance Catch-up contribution changes remain a major theme in 2026, with updates to implementation timing and regulatory guidance.