If Government takes away our income (stops our tenants from working, prohibits evictions), but not our expenses (doesn't freeze our mortgage interest & payments) - what's the difference?

I know quite a bit about the STR market in the Phoenix area as well as some of the developments regarding people/industries trying to change the current state laws that do not allow cities to prohibit STR's. 

Would it be a prohibited transaction?

Non traditional Financing- crowd funding, etc.see https://www.nerdwallet.com/blog/investing/real-estate-crowdfunding-worth/- JV Partners, Limited Partnerships, Privates Lenders (PLers are not JV Partners)- Learning SDIRAs (Self Directed IRAs), custodians, Prohibited Transactions, code 401 of the IRC and 4975 https://www.law.cornell.edu/uscode/text/26/4975- syndications - See @Joe Fairless and @Brian Burke----------------Preforeclosures you need to come in and offer all cash and buy the property 20% equity or more. 

The 3 basics for Wholesaling are:Bird Dog / Referral / Property Finder - You find a possible deal and use an agreement that allows the buyer to pay you a small feel for the lead.Assignment of Contract - You lock up the property on a purchase contract (that doesn't prohibit assignments - if it does prior to the initial signing have a provision added allowing assignability). 

Depends on the State Regulations. 6.Seller SecondsThis is a mortgage issued by the seller to the buyer that is placed in a subordinate or second position to an existing first mortgage from a conventional lender; seller second can be a great incentive to buyers; can help them purchase by putting down less cash-leveraging their assets; second mortgages typically carry a higher interest rate than first mortgages, an advantage for the seller over other investment options; a seller second can open new opportunities for buyers in markets where conventional lenders are tightening their loan to value guidelines and buyers need a way to close the resulting financing gap; lenders who want to limit their exposure may agree to a "Combined Loan to Value" guideline that supports a seller second; seller seconds may help buyers reduce their conventional loan needs below the PMI (private mortgage insurance) level, saving significant dollars per month; seller seconds can also help in larger purchases, reducing the amount buyers would need to borrow conventionally, bringing their remaining loan requirement within reduced rate "jumbo" loan territory; some conventional loans prohibit secondary financing; second loans not disclosed to conventional lenders are illegal.sellers granting a second loan must file a lien on the property. 7.Lease with Option and Lease PurchaseA lease with option to purchase is an agreement that the leasing party can buy (or not buy) the property at lease end for an agreed price; a lease purchase agreement, the leasing party commits to purchasing the property immediately at lease end; the owner agrees to apply a portion of the monthly rent payment toward either the buyer's down payment or closing costs at time of purchase.

fbclid=IwAR1_ej9w4ehy8nk1tbQqymMiVDJRd38X44AfzFGeHUXqavYaeZW7aitYJ3MProtections granted to residential renters during COVID-19 crisisGovernor Lamont’s order – Executive Order No. 7X – includes a provision taking the following actions to protect residential renters during the public health crisis:All landlords are prohibited from issuing a notice to quit or beginning eviction proceedings before July 1, 2020, except for serious nuisance, such as physically harming another tenant or the landlord.For rent due in April 2020, landlords must grant tenants an automatic, 60-day grace period for payment, instead of the existing 9-day grace period.For rent due in May 2020, landlords must grant a 60-day grace period for payment upon the request of tenants.

Alternatively, there are some Brokerages that completely prohibit agents from selling their own properties... likely due to perceived conflict of interest and potential liability for the Brokerage. 

This is a prohibited transaction and will invalidate the account.Second, @Bill Krenz is correct - this is UBIT (Unrelated Business Income Tax). 

We do not allow self-tours through lockbox access, and even that may violate the "physical" prohibition since it would require prospective tenants to appear in person.