Tourism (LTR transitioning to STR) and lack of housing  make it a very strong market if you don't mind a niche. 

*It lacks a grounding conductor.

Point is, the predominant production method of housing in the US is rather lack luster.

I also think most markets won't see anywhere close 6% cap rates (for single family homes which is what I personally invest in).The questions you get to ask are then:Is the extra 4% worth the hassle of management and lack of liquidity.   

The fact that a possible and anticipated negative event occurred for which the investor was not prepared due to their lack of due diligence by not even reading the disclosures offered does not equate with a “rip off”.  

Maybe team up with someone who has capital but lacks your expertise?

Here’s the situation (personal details removed):The tenant reached out explaining that they’re going through financial difficulties due to an ongoing divorce and lack of child support.

Our primary issue on both previous CPAs was lack of engagement/enthusiasm in their work.  

Texas boasts affordability and business-friendly policies, but lacks some cultural amenities.It depends on your priorities!

Listening to YouTube big shots that have great advice on professional ways to handle problematic guests ( most are great but everyone will get bad apples), staying at the property when you have an open window of time and actually get the guest experience (this is critical), and looking at your click thru and conversion rates to get a good baseline.There is way more work to running an STR than a LTR.