I wanted to start by house hacking but (1) I am not allowed due to strict HOA rules and (2) my city isn't as desired as the next city over.

I think you have to have very strict payment policies (i.e. - zero tolerance for late) and enforce them to the letter. 

Not sure if that worked or not, so then they tried to implement super strict rental regulations. 

Some areas have strict rules or require special permits.

There are very strict regulations but possible. 

strictly read, the city of Austin requires a permit to spray foam insulate around an outdoor water hose bib...because it improves or repairs a structure.  

Some base their decisions strictly on numbers and do not care about the area, while others are okay with a lower yield but focus on the city and even specific neighborhoods.

I’m strictly residential with 27 buy n hold SFR.

I managed a budies house in a strict HOA and he was continuously being sent bills for fines from things like parking on street or leaving trash cans on the street after trash day.I personally will never buy an investment property where there is an HOA.

So now I'm right back at forming an LLC again, but strictly for building business credit.