The AC area ones about 80% of revenue is drawn during peak season, but there are still some bookings that come in for Casino, concert, etc. 

This is active, no matter how much you want to believe that you can hire a property manager and go sip Mai Tais, it's just not going to be the case.

Meaning, expensive east and west coast markets that have their RE markets back into casino territory.Only time will tell.   

I finally am under contract for a property that is in a small town, but has a new and growing casino as well as a popular mountain area… Its also known for hiking trails and scenic views.

Don't tell anyone that I told you, but...just wait until the Casinos are approved in the 6 sites scheduled for development.

And I would argue, likely lower expenses and less headaches.I think the best bet would be pulling a Donald Trump and getting in on an entertainment / casino / development deal.

Bullhead City is a river/casino area, so there are some great opportunities for "seasonal" rentals as well, or the latest craze, Air BnB.

If you don't need the cash flow, and the property breaks even in the current market, then you're really just speculating, and if you have the money to speculate it may not matter one way or the other, much like it may not matter if you go to Vegas and blow a grand at the casino if you have the grand to blow. 

Saying that about Dodge takes a lot - they've come a ways since the casino was put in.Anyways I went on a tangent - but do your homework and check out the short term rental market - maybe buy a duplex and use the other half as a short term rental or a small apt complex if you can afford it near the university. 

Andy LundsbergBull RealtyErnie EdenEden Realty ServicesKurt McGarryMarcus & MillichapJake ReidFranklin StreetJeff KoonCarriage House RealtyAnthony LacyLacy & AssociatesAdrian ProvostMarcus & MillichapFor larger deals, these are some great contacts: Tai CohenCushman & WakefieldTyler AverittCushman & Wakefield John McCallaBerkadiaJudy MacManusBerkadiaI was not allowed to post their email addresses or phone numbers, so feel free to PM and I'll send you this list with their contact info.Best of luck to you, Aaron!