I do not know PL too much but I know it is the most popular for small unit count operators. 

As long as you're doing that, there's always a risk, and 50 years from now it will probably be illegal everywhere to operate STRs in residential zoning, just like it's illegal to operate a steel mill there. 

Greystar Real Estate Partners, one of the defendants, released a public statement claiming they operate with “utmost integrity” and will vigorously fight the allegations.

Find the REIA group for your areaAs Henry noted, post something specific for your area and tag your market.Get on Loopnet for your area and property type, reach out to the brokers that are listing deals and offer to take to coffee (they are often invested in deals too but you could ask for connections to other operators that might be getting started).And, again as Henry noted, each person you meet, ask them what other networking events they have attended that you can put on your list.

This approach will help preserve your operating capital.

TLDR: I do not think Kiavi operates with good business practices.

What I love about Baselane is that it was built BY real estate investors FOR real estate investors so it's really dialed in to what you're going to need in order to prepare your taxes, keep your books up to date and the more operational aspects of being an REI like tenant vetting and processing rent payments.

Hey Dan, renting to a sober living operator can be a great idea.

It's just not how successful people operate.

Over time, rents may increase, improving your cash flow, and you’ll gain equity and valuable experience managing tenants and property operations.