There are good sponsors that have a bad deal but what I have seen typically is the sponsor lacks significant experience - they have experience in marketing and raising money - which is not hard when you are promoting 15%-40% returns that clearly were not achievable on a consistent basis. 

Top-performing units can still achieve occupancy rates upwards of 70% in the Branson market.

I suggest defining your goals – what exactly do you aim to achieve?

Your house-hacking goal is achievable with an FHA loan, even without related field experience, as long as your income supports the mortgage. 

In short, to achieve and maintain financial freedom.

I’ll save you thirty grand on gurus ...Work hard and achieve your dreams Buy low and sell high Buy ugliest house in the best neighborhood Believe in yourself Take action

I have a few clients who have properties in Huntsville and they've been pleased, it hits the goals you're looking to achieve.

As my CPA says though...bad news is you're paying more taxes, good news is, it is because you made more money, or I guess on the property side you achieved appreciation.Downsides-cost of entry higher than some parts of the country. 

I certainly am not implying you can not achieve your goals in RE.