BUT with newer anti spam regs, high fines, and the networks are implementing filters that catch the blind SMS with a long list of key words and they are just dumping (not delivering) the SMS. 

I can see undertones in this great forum of some anti-realtor sentiment...and that's cool with me...I get it.

Not to mention: politics, very anti investor friendly owners in buildings, special assessments, lack of pride in surrounding units and aesthetics, and so on.  

You mentioned STRs--STRs are illegal in many parts of SLC (but I don't know about their status in Provo), and it's probably pretty likely that most apartment complexes have anti-STR arbitrage clauses in their leases (though, that's just an assumption).I'd suggest connecting with an experienced investor-friendly agent who knows the market, and also a good mortgage broker who can advise you on your financing options (I work with an excellent agent & mortgage broker in SLC--DM me if you'd like their contact info).IMO, house hacking is the best way for new investors to get their start for a long list of reasons.

And Berkeley remains very anti-small landlord. 

Change your concept to ANTI-middle class and pro-Elitism, then review.

The laws in MA heavily favor the tenants, and the courts tend to be anti landlord and pro tenant. 

I tend to agree that people will always come up with a work-around (see Prohibition, or Anti-Gun legislation, or fill-in-the-blank)It'll be interesting to see where this goes, it could set a lot of precedent for the nation.....

Applying legal and common standards will reduce or remove almost all of the tenants that will cause the majority of the anti-social behavior.

Didn't realize it was being anti-business/jobs and high taxes that were driving people away.