Other recommendationsCheck out the red pill investor (focus is negotiations, the podcasts walk you through a conversation with sellers)You make your money when you buy.

Here are a few I don't love but I'm trying out:  The Red Pill Investor, Just Start Real Estate with Mike Simmons, and Real Estate QuarterBack Show.  

Almost didn't make the offer.There are no magic pills or formulas, no secret strategies.

So you've seen and know too much to turn back now, sorry Ken but you took the red pill (matrix reference!).

Some snuck in dogs, some were fired, some quit, some were addicted to prescription medications and left quite a mess, and some were just problematic people in general.

@Joanne Jang, That's the poison pill of 1031 investing - the best time to sell and start a 1031 is the worst time to complete a 1031 - a sellers market. 

To @David Tubesing question about state specific laws, I can refer you to O.C.G.A. 48-4-48 that states in its entirety:(a) A title under a tax deed properly executed at a valid and legal sale prior to July 1, 1989, shall ripen by prescription after a period of seven years from the date of execution of that deed.

I look at deals first if its something that I can buy, but if you don't have an intention to buy don't say that.You may want to check out the Red Pill Investor podcast, they have a pawnshop presentation that may at the very least give you some ideas.

Their responses are articulated well, on point, appears to be from a person that has knowledge of their program, and are not point and click pre scripted responses.

I think you equally partially answered that question, telling the difficulties you are facing with STR regulations.this is my prescription and what I have decided to do .consider HELOC your current property, use the money to 1- add some value to your current home if room provide ( not to exceed X $ amount) you can then rent out the extra created meat to help pay HELOC2- Use the balance of HELOC to purchase another home in an appreciating market and if possible one that allows STR. use cash flow from new property still towards HELOC and just allow second home appreciate OR if you can fine a fixer upper to do BRRRR tat will even be better.that is what I have resolved to to. you can get back to me at 301-256-1578 so we can continue to brainstorm.little cent