Placing the sub-to property in a trust is standard practice now. 

Each lender has their own standards or parameters, such as draw period, FICO required, whether it is interest only or principal and interest, whether you can lock a portion of the HELOC or it is all floating interest rate, etc.

I have one rental I can pay off possibly, and be free and clear that would increase my cashflow about $1000/month using 150k left on mortgage.

I never want to go higher than 20%...which is pretty standard. 

Every market I've looked at shows a hockey stick increase in revenue when you go from 3 to 4 bed and up.

Your purchase price becomes more important because the length of time for market improvement and your revenue increases has been shortened. 

It's become increasingly more difficult with values outgrowing rents.

Lets say I make a $50k investment into a syndication, I am 100% ok with getting a 10-12 annualized return with preservation of capital and lower volatilty / lower standard deviation versus 15-20% but high volatility and high standard deviation. 

I'm reading that some people are getting hit with special assessments by their HOA that increased their insurance by 400+ a month.

hey @Mark Chetcuti, so a quick search shows that there is some legislation moving around in the EU to increase transparency on STRs plus more restrictions.There are some articles on the Brussels Times site, but a paywall keeps me from reading it.