I was thinking about immigrant/refugee housing, social work..etc.

Again this is if you want to do is passively.In regards to markets I would recommend the southern/middle part of the country because the price points are much friendly as well as the laws.

While it's something I think is not taken seriously enough by society and the law, it's just far to common amongst all classes of people.

You need to research/know the rules, laws and regulations (including HOA if applicable), like you'd do in any US city.

It sounds like you are not in compliance with those laws if you don't live nearby.

This is why I stress the importance of knowing the laws and the strength of the legal system before investing in a particular market.

I sat in on a lot of the meetings with owners/city and it seems for the most part to me, the city is just not interesting in AirBnB and as an investor, that's not a good place to be or be right.There will always be probably a few people who skirt the law or think they have a good workaround, but often catch 22. 

What I do know is I don't plan to leave any crumbs 😂I also am aware of laws that say I shouldn't say things like, "I'm offering 8% return to someone who has the liquidity/resources", if they are not friends or family.

Could you gift the down payment to your mother in law so she can buy it and then transfer title to you when your house is done?

Just make sure you understand laws, zoning and you are eligible for lic.