.- They must be pretty desperate for participating landlords in your area!

While this isn’t ideal from a transparency perspective, it’s a foreseeable outcome when the regulation doesn’t directly impact flipping economics.The Bottom Line: While AB 968 may promote transparency in theory, its real impact will likely create more complexity and hurdles for sellers of distressed properties and newer market participants rather than significantly altering the business strategies of established flippers.

Can a long-distance investor be considered materially participating in their STR property?  

Maybe start finding deals to wholesale, which will sharpen your deal evaluation skills and generate cash for future investments.If you find really good eals, you could even require that you participate or get a piece of the deal.

It appears that you are ready to participate passively.

Pinata is a popular resource that's free for tenants to use whether or not the landlord participates!

Just need landlords willing to participate in heart-centered investing.

It also weeds out the idiots and non-serious participants, as @David Cheng discovered above.

If so, page 15, Section 5.01 F. should directly address your question: http://ccatax.ci.cleveland.oh.us/taxforms/common/rreff1124.pdfIf you should be buying in some other local jurisdictions in NE Ohio, be aware of RITAOhio.com.Each of the above root websites has a menu that gives you the list of participating jurisdictions for each.

Thank you everyone for participating in this thread.