There's no way I could possibly identify that many properties in 45 days.Could I refinance the property and pull out 80% of the money and invest it at my leisure, then sell it and use the other 20% to conform to the 45/180 day rules?

We do market to agents to whom we've sold homes before, and those who've agreed to be on our mailing list.When we do get calls on the signs, I think I'd rather work around the buyers schedule to make them feel comfortable, rather than trying to make them conform to yours.

I would stay away from conforming single family homes. 

The conforming loan limit in LA county is $822k, so you can get a normal Fannie/Freddie loan instead of a Jumbo loan. 

Most banks sell their conforming loans to Fannie & Freddie, so their guidelines are interpretations of Fannie & Freddie's.

Just be aware that the terms are not nearly as attractive as a conventional conforming loan.  

You may be able to do a planned unit development (PUD) to get 3 or 4 non-conforming lots approved but in a hot market the planning department may be swamped and this could lead to delays.I'm not an expert on lending but I would think the land would need to be worth at least about $580k if you want to demolish the existing house and still maintain a 80% LTV.

If you do become licensed you may even be able to then add that piece of it to your already existing web site and social media posts, again, so long as they conform to the rules for your state and/or agency you end up with.I say go for it.

I REALLY feel sorry for these guys because they HAVE to conform to the Hotel laws, including sprinklers and egress, plans for evacuation, etc.HOWEVER, these hosts circumvent the building code by re-classifying what is a defacto Transient Occupancy business such as a Hotel as if it is a long term residence.This is dangerous not only to the Guests because they wouldn't know that the apts do not have a mass evacuation plan, etc. but to the neighbors who paid money, sometimes millions, for their luxury condos only to find out they are living next to a hotel in the next apt!

I'm more conformable with buy and hold as that is what I have done / my parents have done.