There are no municipal-level rental restrictions. 

Their fees and interest rates were high, but they had the least restrictive approval terms from what I gathered.

While rate cuts were initially expected in early 2024, recent economic data suggests the Fed may keep its policy restrictive for longer.•30-Year Fixed Mortgage Rate: 7.10%•15-Year Fixed Mortgage Rate: 7.35%•Fed Funds Rate: 5.25% - 5.50%•10-Year Treasury Yield: 4.45%•Housing Inventory: 632,000 active listings (33% with price reductions)With home affordability still a concern, any shift in rate expectations could have a major impact on both buyer demand and investor financing conditions.What Analysts Expect from This Week’s DataCPI Inflation Report (Tuesday, February 13)The Consumer Price Index (CPI) measures changes in the cost of goods and services, serving as a key indicator of inflation.

Clearwater STRs are very restricted. 

You Can Only Have 35 Non-Accredited InvestorsRule 506(b) allows an unlimited number of accredited investors but restricts you to only 35 non-accredited investors.However, there’s a catch:Non-accredited investors must be financially sophisticated.They must have enough experience to evaluate the investment risks.From the SEC:“Securities may not be sold to more than 35 non-accredited investors… [who] must meet the legal standard of having sufficient knowledge and experience in financial and business matters to be capable of evaluating the merits and risks of the prospective investment.”If you’re planning to include non-accredited investors, make sure they qualify—or you could be violating SEC rules.3.

I don't think the HOA can restrict what a tenant does within their own unit (the lease can), they can prevent activities in common areas.

•HOA & City Rules: Some areas have restrictions on STRs, so always confirm whether short-term rentals are allowed in the specific community you’re looking at.7.

Zoning and Regulations: Even with SB-9, there are some restrictions, especially regarding fire hazard zones or environmental issues.2.

If no mortgage and/or if the mortgage and the lease doesn't restrict assignment, then you can set up an LLC, warranty deed the property to it, and assign the lease.

Especially since Covid, there are more restrictions on look-back periods for evictions etc (in some jurisdictions).