We incorrectly determined the after repair value, Interest rates quickly increased, and used a fix and flip line of credit with unexpected costs and regulations.

What are you recommendations for different situations.Either has its risk in the current environment. 

If you haven't done a cost segregation study on it or brought it into compliance with the Tangible Property Regulations, you may be leaving money on the table that you could use for some of the remodeling.

There are a ton of great folks that sell cars but the 5% bad ones are all you really hear about.It is something that is probably frowned upon but not illegal in a lot of peoples minds, including whatever portion of state government regulates that sort of thing. 

And as I said, I just don't think this is a scalable venture in the socioeconomic environment that is SF.

I know this doesn't specifically answer your question and many may not appreciate my input, but I would really look at investing in geographies that don't have these types of legislation and regulations. 

A well established full house management will do at least the following: guest communication, house inspections to check cleaning and that nothing is missing, claim support IF there are issues, guest screening and “party prevention”, restocking of supplies, coordination for maintenance, safety and security of the house, work with you on city regulations, dynamic pricing, manage the listing online, cleaning management, monthly reports there is a lot ... but there are great STR management companies out there providing a ton of value.

Due to the current environment of high demand more will look off market. 

If you were to purchase a property that has to abide by HOA regulations, such as a condo, what monthly expenses are included in HOA costs?

One thing I liked about his conference was that over and over and over he preaches to follow the SEC regulations or risk trouble for yourself and maybe the entire industry.