And I am proposing this as a question to you not as a solution.

I'm considering two investment options and am torn between them:Don't forget to take future legislation into account.

Lastly, don't forget to look into STR legislation and what might be coming down the line for that area.

However, we haven't provided any hard numbers or a formal proposal yet.

When I reach out to your reference Im sure she will give me the low down on how it will have to be proposed.

Legislation passed in 2023 changed this for the state of Washington. 

When the California legislature passed tougher anti-crime laws in the 2000s, the legislators knew they wouldn't work (based on Justice Department statistics), but elected officials have to do what the voters want if they want to keep their jobs (assuming the Supreme Court is OK with the legislation).I believe each person is an individual and should be treated as such.

Egg on my face, and I am now happy to admit that I am a (long ago) law school drop-out.I still have not found a more up to date (free) source of the statute than my original source, and can’t tell whether this version of the Bill I just found is the final version signed into law: https://gov.georgia.gov/document/2024-signed-legislation/hb-404/downloadIf it is, then it appears that a 3 business day notice “… shall be posted in sealed envelope conspicuously on the door of the property and delivered via any additional method or methods agreed upon in the rental agreement.”

When proposing a deal to potential investors, how many investors is ideal to say fund a $500,000 duplex intended for buy and hold? 

You are going to lose residents, no matter what, especially with the rent raises you are proposing.