Stay away from HOA's (new legislation coming through is about to really shake things up). 

Utah's legislator is controlled by real estate interests and billboard companies, not even though they are sleeping together but have children together kind of close.If you are coming toward the end of your lease and want more money, I would offer to extend the lease, automatically add a yearly increase and increase the current rent. 

But then pursue the legislation that supports your desired legal framework to not allow them to rise.I'm not sure why you keep positing that taxes should be somehow capped at a fixed rate or raise structure?

There was new legislation passed in 2019 where the county was going to offer a certain number of properties owners (outside the hotel districts) licenses to operate an STR if they lived in the property.   

However, I suggest you do more reading on this law to make sure you understand it fully before continuing:https://cal-rha.org/legislative/ab-1482/https://a17.asmdc.org/issue/ab-1482-frequently-asked-questions

Rent control is usually bundled with other unattractive investor conditions such as hard to evict legislation, squatter friendly laws and soft on crime.

Despite the fact that the Austin City Council passed in 2012 what many around the country consider to be model legislation on STRs (which allows the city plenty of leeway to enforce code violations and address problem properties), council is currently considering passing legislation that would effectively ban Type 2 STRs in Austin. 

Then he went on to inform me that new legislation prevents them for contacting tenants to ask about payments or to suggest payment plans.  

What legislation is in play that could impact the ability to continue using it as STR?

There was some proposed state legislation from assemblywoman Tasha Boerner Horvath at one point that would have posed a threat to STRs in coastal San Diego *county*, but my understanding is there was question around the constitutionality of a state bill being targeted toward only a small part of the state.