This strategy has served me well for all my purchases.

Some great resources would be here on BP, passive pockets, SEC edgar site (for example you can review Regulation A fund offerings as well as their financial statements to understand how to read audited financials).

Are there any tried and true/ industry standard sites, forums, etc. where those looking to avoid capital gains look for investment properties?  

Also, some municipalities require that the property be your primary residence and that you live on site to manage.

In my state, the new landlord is required by law to serve a change of landlord notice within 15 days of assuming ownership.

If so you can still use the STR sites like Airbnb/VRBO and just have a 7 night minimum. 

I am having trouble with my borrower, and this experience is serving an in depth master class learning experience  ;-)  I may have to move forward with a foreclosure.Within the context of what you have outlined, what then is the difference between Mortgagee/Loss Payee vs.

I have friends who can't even drink grape juice or they risk falling off the wagon, and they avoid places serving alcohol as much as possible.

For 6-7 exits that are shown on Grocapitus site,I have listed 6 projects in other thread where all money is already declared lost,Even the above Chattanooga project is running late.

So this site has been one of the most useful resources I've found.