@Jake CyeedA Solo 401(k) such as @Joe Homs has is a different form of retirement plan, designed for people who are self-employed and have no full-time employees in any business they control.   

I already own 2 small businesses so being a W2 employee is definitely not what I am looking for.

A good PM isn't cheap however I want to point out that they may be worthwhile for the simple fact (among many other things) that most reputable PM companies will employ all the hotel staff which takes away a lot of employer risk (employee lawsuits) off the owner's shoulders.  

Co-living solves affordability issues, fosters community, and meets the lifestyle preferences of millennials and Gen-Zers. 

We ask you to get an accountant letter stating the number of employees you have/ the nature of the business.

This is a major reason some W-2 employees get into STR, as managing STR could classify you as a real estate professional with enough activity.

Multiple, billion dollar companies are investing into our area, such as Intel, Google, and Amazon, due to reasons such as lower costs on land, great tax abatement opportunities, and an attractive cost of living for employees.

Yes, contact the realtor board.If you want him to get a smack on the hand that hurts, tell his employees that he's not paying the employment taxes. 

For a 1031, the thing that matters is your intent, which you clearly state was to have this as a long term rental prop.I would speak with one of the Qualified Intermediaries here on BP, like @Bill Exeter or @Dave Foster, to see specifically what you would need to do to demonstrate intent to the IRS.

Sounds like David was referring to a 401k through his employer but if anybody here is self employed with no full time employees...you owe it to yourself to look into a Solo 401k.