However based on these experiences still seem too risky versus just going after some of the options with RealCrowd that seem attractive and proven. 

I think for the 2 other attractions nearby, a lot of people I'm assuming aren't needing lodging for the museum and or park.

Owner expects it any day now, and says things will go quickly, framing done in the next 2-3 weeks, and expects it to be completely done by March 2023.Delta's pricing is very attractive.

The cleanest route but the least attractive method for most investors is to have the investor provide debt.

The city has seen revitalization efforts, especially in neighborhoods like downtown and the Third Ward, attracting new businesses and residents.

If you want good tenants and peace of mind, I recommend looking for Class A or B properties as these usually attracts quality tenants.

I am under contract for a 3 family home w a very unique set up. 2- 1 bedroom apartments and 3 and 4th duplex which has 5 bedrooms but only 1 bathroom this home is 8 min from Brown University in RI and 10 min from Johnson Wales. (6miles)Do u think its close enough to attract college students especially the duplex? 

All Landlords risk tenants damaging the home, but a NICE home attracts NICE tenants so the fact that you've made the home very NICE means you should be able to take your pick of applicants.

In neighborhoods that won't attract high credit score tenants, I've found that a stable job history with a MINIMUM of 1 year at current or previous job to be the best indicator of a great tenant. 

These areas tend to attract high-quality tenants and provide consistent passive income, which is a great foundation for building your portfolio.If you’d like, I’d be happy to share some insights about these types of markets and why they’re appealing to investors.