The only option with some degree of control and safety is Short Term Rental. 

I'm not in total panic mode just yet, but I'm definitely doubting this model so far. 

I have short term (12-24 month), 5 year, 10 year, and 15 year projection models...sometimes I'll mess around with longer term (20+ years) projection models, but it's pretty difficult to project that far into the future, because there are so many unknown factors--so, the longer the projection model is, the less I tend to believe in its feasibility...My projection models allow me to make more informed decisions about things like: whether to buy or sell a particular property, whether to refi a property, whether to rehab a property, whether to pursue or abandon a particular revenue stream, how to approach rent increases, how to manage risks, what debt to pay down first, whether a particular goal is worth the amount of hours I'll need to work to achieve the goal, what my goals should be, how to achieve various goals as efficiently as possible, etc., etc.A good projection model will show you not only how to reach various goals, but it can show you all sorts of potential roadblocks that could prevent you from reaching goals (as well as potential solutions to those problems).

We evaluate the after-repair value using a gross rent multiplier and a NOI/cap rate model. I

Also chiming in that arbitrage model is pretty dead in 2024. 

Gross negligence means:An act taken without exercising even the most basic amount of care owed to others.A deliberate disregard for the safety or well-being of another person.A lack of care that demonstrates reckless disregard for the safety or lives of others.A conscious and voluntary disregard of the need to use reasonable care, likely to cause foreseeable grave injury or harm.In other words, if there are potential hazards that exist at your property that you are ignoring, you could be considered grossly negligent.

I'm not going to name names, but it just wasn't the right fit and it didn't match our expectations for our model. I

There are lenders who will do the loan if no health or safety issues even with litigation (depending on the details). 

I do like how detail-oriented the model is, compared to some i have come across.

The key highlights of this slate of bills includesAdditional Excise Tax on STRCreation of a statewide STR registryStandardize safety requirements across the stateProtect the ability for local government to zone STR in accordance with their needsThis isn't the first attempt at statewide regulation, and its clear the bills as written would be operationally burdensome to put into place for the state (aka, expensive) and the problems they are trying to solve are not, in all, a result of STR in our communities but of bad tax laws already in existence.