In general, these jurisdictions already had the capability to do what the law now states the jurisdiction can do and in general the jurisdictions do not decide to participate.  

As one participant said, it is not 2009 and inventory will not be coming from foreclosures.The main takeaway is that the best (and only) way forward is going to be in the construction of new, intentional build-for-rent (BFR) communities.

No taxes  OUTSTANDING  I was kind of wondering why you would not 1031.. that answer's that one.. hopefully this will get some participation from BP members looking to sub 2 wrap safely. 

You might be able to sell off fractional interests in the property but that is typically done with luxury properties to allow the owners to participate in price appreciation while the asset is held.

Since I will now be the host on Airbnb, does this count as materially participating and can I finally take the STR loophole? 

Engaging in 1031 exchange itself will diversify your portfolio and may, in time, allow you to participate in bigger real estate projects with much higher returns.

Although they offered an incentive (larger split) to those LPs who participated, I declined because I did not have the confidence in this particular deal or Sponsor that they would pull it through for a profit. 

Assuming this is a passive business - meaning you are not materially participating - any cost segregation fueled losses would have no impact on your W-2 income. 

If you were to partner with another more experienced investor to purchase a short term rental, do a cost segregation, and "materially participate" then you could gain the benefits you are looking for without negatively cash flowing, and you could work out a deal where you maybe only have to materially participate for the first year to claim your tax benefits and then you can act as a more passive investor.

The federal CARES Act requires a 30 day notice in certain evictions where the property participates in certain federal programs OR the property owner has a federally-backed mortgage.IMO, the CARES act is an unlawful piece of legislation that has poisoned America, but if the above clause is true, it is an OR statement.