We've found new construction homes to offer more predictable returns, better tenant quality, higher appreciation in values and rents long term, etc. 

Sober living facilities can carry a higher insurance cost plus riders due to liability and likelihood of predictable behavioral issues.

I think a big value for Galveston (despite its warts) is that it is an ideal STR market for a recession/downturn (that hasn't quite seem to come yet despite lots of people predicting it, but it might be finally here). 

Pros Of Long-Term Rentals:Stability and Predictability, Lower Turnover CostCons Of Long-Term Rentals:Reduced FlexibilityPros Of Short Term Rentals:Higher Potential Income, FlexibilityCons Of Short Term Rentals:More Intensive Management

They can offer more predictable income and appreciation over time, especially in areas with growing demand.On the other hand, creating a trailer park could be a more hands-on investment with potentially higher returns.

I'd also suspect that as an owner-occupant, one might be able to skirt strict STR laws, and rent out a primary in an extremely in-demand market, especially in the near-term (think collecting huge fees seasonally around CU football games the next few years). 

Right now for owner occupants, I have recently seen low 5's for 30 year terms. we might expect solid appreciation (7%+) in single-family residences (SFRs) and small multi-family properties over the next 3-8 years, though predicting beyond a few years is more uncertain.I've seen many local investors successfully increase rent rates over the past few years.

It's the laziest possible path the outcome is predictable. 

I created a spreadsheet a while back that tracks rate changes historically as well as the rate predictions for the next ~12 months.

You can use the free versions of Airdna and Data Rabbu to see how well those sources predict it could do.