I'm finding the hard part is more finding properties that are in a good location and also don't have restrictions on short term renters (either hoa or local regulations).I've reached out to owners with the same basic offer (increase rent, cover repairs up to a certain amount) and most people are hesitant to even discuss it, so i think it's a sheer numbers game and being ready to buy a property when one shows up that matches my criteria

Some states, like NC, regulate contract for deed transactions.

As you may have known our city has passed new regulations that effect landlord/tenant relations specificllly pertaining  discrimination.  

I have two big concerns about the city regulations: 1. 90-rental nights per license year... how is that actually regulated?

@Paul Bowers when you create an LLC and sell shares (ownership) of that LLC you have then sold securities and are subject to SEC regulations.

@Clayton Crouse thats a very complicated question and givin the strict regulations on these types of transactions you should rely heavily on a good CPA who know this sector of the business and the laws that go along with it. 

When looking for your next investment property in VR, if you want to diversify in a new city, the status of the regulations by the city is obviously an important decision factor.

First, you must select an exemption at the state or federal level that allows you to do what you want to do, such as Regulation D, rule 506(b) or 506(c), or an intrastate exemption (where everything – you, the property and your investors are all in one state).

If I can not get access to the property, I will assume anything built before 1982 will contain asbestos/lead in common materials (based on my experience there's a 90% chance this is the case).I believe Texas requires any "contractor" performing ASB abatement to have a license, which means Texas has some regulations established regarding removal & disposal.In California, if you are the property owner you can perform the removal/abatement yourself (assuming SFR), the only requirement is that the asbestos waste be bagged up & taken to a designated facility (in my case in Santa Barbara there is a facility at UCSB where homeowners can take the waste at no/minimal charge). 

Looking in G'ville and Jax.I would think that all Realtors are good. they have a licencethey have been trained in the ways of representing others for a feethey have to go to continuing education coursesthey are regulated by the statemost are bonded and have error and omission insurancethey are members of the local MLSmembers of Boards of Realtorsthey are motivated to earn income from listing and selling real estatemost are not real estate investorsmost are sincere and anxious and ready to earn a commissionLicencee are trained to represent others for a commission and to protect the public from fraud.