I think closing the purchase with the QOF as the buyer (like assigning the purchase agreement from you to the QOF) would be less risky than closing it in your name and then transferring the property to your QOF.

An additional risk I might add is treating your STR as just a real estate investment instead of what it-a hospitality business.

However, it was a much simpler deal and smaller risk.  I

I'm not sure who would fork over that type of money without more facts, though an experienced flipper that knew what they were doing could probably make a decent profit, but even so seems risky.

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The former are more risky in my book, because they could pass a law at any given time prohibiting it and whether your Airbnb is grandfathered in is more of a question.

if the sale prices are very low then risk is low but if your sale price is something you cant afford to lose risk is to great. 

Too big of a project seems risky to start with but something safe and turn-key leaves me less money for getting into the next deal. 

I think your biggest risk is being able to pay the terms of the loan until you can refinance back into a traditional mortgage.

It is a pretty low cap rate for that risky of areas, which is why they're trying to offer seller finance to convince a non-professional investor to grossly overpay.