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. 

BUT I also use Truthfinder to run my own background check, and I have each prospect complete a pre-qualification form.

My pre-conception is that Section 8 is not profitable, but I want to help in some way.

We gather all documentation into a Google Drive folder for potential buyers, including:Renovation details (brochures, warranty cards)Pre-listing inspection reportPre-listing appraisalWell system documentationSeptic system documentationSharing this folder with agents and on the MLS helps create transparency, leading to bidding wars and waived inspections, often resulting in offers over the list price and fewer repair concessions.By identifying properties that fit the rural buy box for entry-level to mid-priced buyers and tackling major expense items upfront, we remove risk from the transaction.

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.

First, you should inform your lender, as converting the property into a short-term rental can affect the terms of your mortgage and may require a change to an investment property loan.

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

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?