Or, you can start an LLC and leverage it with credit card debt.
Both are risky, and not regulated. Even worse, the latter example is effectively the same as crowdfunding but with a population of 1. Given that most business fail in the first few years, I’d argue that the government’s “protection of the investor” is basically irrelevant.
[1] - https://mymortgageinsider.com/three-percent-down-no-mortgage...
Mortgages and credit cards are unregulated?
The consumer side is fairly unregulated. Consider that a home mortgage at 3% down is 33x levered, but I as an investor cannot invest in something that is 33x levered unless I’m accredited - actually, more likely a qualified purchaser - according to the SEC.
So I’m arguing the protections are really there to protect the borrower (debt) but they limit the investor (equity). In effect this is an imbalance because of the disparity in upside/downside balance.
Mortgages are secured by the property itself. Lenders use property valuations to determine the fair value of a property. If you take out 500K mortgage with 15K down, and fail to pay after a few years, odds are the bank can recoup most of the cost (barring a massive event like the 2008 financial crisis.) The risk is well understood.
If you invest in an early-stage, private company, it is secured by essentially nothing, except hopes and dreams. Often early business forecasts are so out of whack, they may as well be fictional. Private investments are completely non-liquid. There is generally no market.
Source: I’ve worked in finance for over a decade and I run a business as an owner.
All this regulation does is make the middleman necessary, and that is all a middleman's job is anyway.