. $180k of net requires you to find a $2million property at a 9% cap rate, which is mobile home park territory, not largish multifamily.

If you go over 30 days, you will enter into the 'tenant' territory where they have rights, and depending on the state may put you at a disadvantage if you need to evict - check into that.Another option: sell that house and buy one where you are allowed to do STRs.....

I’m quickly getting pushed out of good deal territory. 

I think it's speculation in what appears to be a peak market with very little room to go up and a lot of room to go down.I absolutely agree with this, seems the future is less likely to continue the trend of double digits appreciation and more likely to dive into negative territory 

But with COVID we are still in uncharted territory with regards to evictions.

I assume that's license territory.

The townhome/condominium rental market was in positive territory in June.

As Im looking at new territory, for me anyway.

Some are from Colorado and most will be from other states.You are eligible for state exemption on the income allocated towards Colorado muni's and US territory Muni's(PR, Guam, etc).Maybe you will find this website helpful - https://www.bondlink.com/resou...It provides detail on upcoming muni offerings which are then hopefully offered through the brokerage that you bank with.The website allows you to view the 'offering' to get more detail on the muni bond(What the funds are used for, the rating from moody's, etc)best of luck

Had to do some repairs but that comes with the territory.