@Jarvis Smith It can be tricky on your state, it seems that your state can file lien even if they have not filed notice, I have read it a little bit, but local interpretations could be different, had you visited your state contractor regulatory board though, your whole situation would have been avoided.

I have my agent's license and rarely do anything with it besides my own deals, because unless you're selling / buying a reasonably high priced property, the payoff isn't worth the time and headache for meMy issue with the title system is that it's a regulatory burden that has seen minimal efficiency improvements (especially in my location) over hundreds of years.

I like the sector except some are staying away from the acute places as medicare or Medicaid (can't remember which one) will be squeezing payouts and affecting bottom lines making them thinner with more regulatory control.So different ages sectors of senior living are more desirable over others from investing standpoints.

I should note there's also more regulatory risk with AirBNB and it's more subject to the economic winds (short term rentals got hammered at the start of Covid).

For instance, in ri a 2 family needs smokes, 3 family needs a hard wired alarm system, and a 4 unit needs sprinklers (if it's converted from a 3).I've had a few clients hire me to comb through the code to figure out what they'd need to do to make these conversions-- regulatory officials usually tell you the most restrictive (and easiest) answer.

This will be known as Rule 506(d).This new rule will disqualify convicted felons and "Bad Actors" (persons that have been convicted of, or subject to a cease and desist order, injunction, disciplinary order, etc, issued by certain federal financial regulatory agencies or the postal service) from claiming a Rule 506 exemption.Disclaimer:You are responsible to check with and follow current SEC laws.

Also if you need an attorney here is one for you:https://www.richardhornsby.com/crimes/regulatory/u...

2) which counties/towns are STR-friendly from a regulatory perspective?

Political & Regulatory Risk You are in Pennsylvania, which is a good middle case study here, because it borders states on either side of the spectrum. 

Subdividing and storage are fine ideas if you can pull it off, but you are in an area that is tough with environmental and regulatory burdens.