Are there any regulatory restrictions preventing sponsors from directly selling theirs DST?

There are also some restrictions on the property only being one unit, close proximity to your primary residence, among other restrictions. 

You can restrict guests in a room hack, but you have to be reasonable.

Basically a restricted unit can definitely burn out a capacitor and anytime you set a unit too low causing it to  struggle to keep up (ex. set at 69 but it never drops below 76…) will keep a unit running 24/7.

You are going to pay top dollar for new construction, but it has several anomalies that will restrict your future value.

To the west is also popular, like Pooler, but I'm not familiar with regulations.You could do Mid-Term Rentals, 30+ day anywhere for now.You could house hack and from what I understand, there is no restriction if the unit is owner occupied in some form.

There may be some sanctions imposed by Section 8 if they were to find out, but I doubt anyone is going to go to jail for this or be charged with a felony.  

Plus, you want your lease agreement to fit your business model, help you to reduce costs, provide for compensation from the tenant for administrative burdens imposed on you by tenant acts or omissions, provide for procedures tenant need to take for maintenance and other tenancy issues, etc.

Lots of cities are restricting STR’s so make sure this home is not one of those areas.

The productivity of OR STR's is very consistent and growing due to the barriers of entry of restrictions in other coastal towns.