I only have 7 months of data, but other hosts say Padsplit tries to at least keep everyone as close to 80% as possible. 

Also what platform(s) are you using to create and host your website (wix, wordpress, squarespace, etc)?

Employing the services of a property manager can help boost your business as they provide support in handling the property and could also co-host the property along you.

(note: a guest might trash the place but that would be covered by the hosting sites' insurance as part of your listing services).Maybe california has cheaper towns that are close to you that also allow STRs.

As you know, in 2023, the new laws require hosts to have a license to do STR.

That being said, when they launch their next fund, they are strongly considering a 506(c) offering.https://lastmileinvestments.com/While this is not a list of people I have invested with, I will say a lot of 506(b) operators hide in plain site:- Podcast hosts and guests (talking about what they have done past tense, not current offerings)- The gurus often also syndicate deals- Rise48, per their website, has primarily (if not exclusively) 506(b) offeringsThe thing is, depending on how conservative the compliance attorney is, you can have 506(b) operators advertising like there is no tomorrow.  

It is truly devastating, and I know so many amazing hosts/properties in that area.

You will find a TON of awesome people here on the forums representing our city who are willing to help you along your journey.My biggest suggestion would be to find some local meetups (https://www.biggerpockets.com/forums/521/topics/1211616-virt...) and introduce yourself to the host.

For instance, with STRs, why won't an investor spend an hour on AirBNB for their area to identify listings that:1) rank the highest2) occupancy 95%+3) ADR $750+4) hosts have 2+ properties5) listings are branded with 20k+ Instagram followersetcThen, reach out to those top operators; as many don't have the time or gave up on cold outreach, yet they've done the hardest 90%, have skin in the game, and outcompeted thousands of listings nearby.

Many in our STR mastermind are switching and going back to Hospitable or Hostfully.