But fly by night note funds coming out of the woodworks to capitalize on this "high" rate environment by creating note investment "funds" that really had terrible ways of raising capital and minute chance by real estate, and promising something egregious like 15-20% +.

Sounds promising. 

Don't be fooled by the promised returns - these likely won't be achieved in such an area due to delinquency and more-than-expected maintenance and cap ex.

At this point, businesses are doing well with many new contracts and the port improvements (if that actually happens and isn’t just an election year promise)Our long terms have also been mostly on auto pilot, but our STR has performed well since launching mid-July.  

Not only couldn’t the investors hire management for the promised 8% of gross, they couldn’t get management to work for 25% of gross!.  

What's everyone's opinion on which market has the most promise?

Their online reviews on google seem great and everything is 5 stars but I promise you the team is terrible.

@Fabio Cattolico"if I could get an out of state property for a great price and the numbers seem promising, wouldn't it be good to start off like that if I'm in a place where buying is unaffordable?"

Give me the boring option that promises a modest return all day.Yes ...The problem with syndication mainly twofolds :1. they are targeting newbie investors, many times with financial due diligence unawareness, these newbie investor doesn't know which syndicator has actually good operating company with established vertical or just two three people operation.

There is a certain entitlement mentality and a long-term frustration mindset where they often times will mention repairs previous owners "promised" to make, etc.