Considering the ever-evolving landscape of Short-Term Rental (STR) regulations, What are the best 5 states in your opinion to build a STR portfolio starting today? 

Of course the bank says "no problem", I start the process etc, then after credit pull and everything state "thing's have changed and you cannot own more than 3 investment properties" so now I'm at a standstill and they want to push me to commercial side, which in this case is requiring them to take my first and have to refi the balance and lose my rate and then tap a HELOC afterwards at commercial terms.

I am a Realtor in NC with one mid term rental. 

You will certainly pay a premium for turnkey, but if your long-term goals are appreciation and stable yet modest growth, it is certainly advisable.

I am considering switching the property to six-month lease terms, so that I maintain the choice of whether to keep renewing...Full details of the bill here: https://leg.colorado.gov/bills/hb24-1098

It is the best way to break into REI IMO.VA financing is about as good as it gets in the financing world right now; generally better terms and rates and you can take advantage of 0% down.

Sometimes, when I buy a property, I am ok to have a short-term lease with the owner until they move out, but I agree that there seem to be too many variables right now that add uncertainty to the deal.Is the Title clear?

Some of the best asset protection actually comes from a combination of LLCs AND umbrella coverage.  

As to financing, special use permits depend on the term allowed as to secondary financing, a special use permit for a property not properly zoned does not always qualify.

They called me to see if there was anything I could do about all the parking tickets they were getting for parking in the short term parking spots.