I'm also open to suggestions on other (post covid hopefully) reading material, podcasts and resources. 

Consider alternative financing options such as private lenders or portfolio loans, which may be more flexible in rent-controlled markets. 8.

Materials won’t be that much a couple hundred maybe.  

As an alternative, underwriters can do a cash flow analysis from the business tax return (2-year average) and exclude the personal liabilities from your credit report if the mortgages have been paid from a business bank account for 12-months.  

What other alternatives to I have as a work around to this law as it relates to wholesaling without obtaining a license?

You need to get a quote from a local handyman or contractor.Not sure about every state, but in the states where I invest - If you do the work yourself you can only deduct the cost of materials.

I’m a real estate pro so material participation isn’t an issue, but the majority of my clients are in the $300k-$900k/yr gross household income range and so using STRs is not only the best way to get great ROI on real estate nowadays but the tax benefits are the primary driver for most including myself.  

As I pay contractors, for materials, etc., I add it in the check register and class is to the WIP account.

Build a good rapport with your Housing Authority.If you learn the ropes, SECT 8 can be a good alternative. 

Is this intended to be a RE investment or do you have alternate plans such as using it at some point for family?