I'm leaning towards tiny homes as that seems the most in line with my budget but open to hearing others experiences.

And the tiny houses/trailer houses thread where airbnb is discussed quite a bit.  

My tiny 1 bedroom in SF rent did not fall even when the the whole building went pretty low.  

I am also the founder of the New Mexico Tiny House Association.

Developers can charge fee for development services where they handle the building and everything but can add 100k to 200k or more with fees to the project versus doing it yourself but without experience you can make tons of mistakes whereas the experienced developer hopefully just makes a few tiny mistakes that impacts the projects very little so it's still a success.The developers have construction crews and processes proven over time and because they do volume can often get costs lowered for the project which can sometimes negate their fees you have to pay.It's really about what life you want to live.

So now the only tiny piece of good from this mess will be gone?

I know people worth millions who still live in tiny apartments and refuse to take taxis and use buses because "its a waste of money".

If the actuals are less than 50% I still use 50% because I figured I must have missed something (yes if I get like 47% I believe that but that small difference just gives me a tiny extra cushion), if it is higher I use that.This winter in 2 days I got calls from 3 houses about heat outs, frozen pipes or both.  

A couple other things I meant to mention are that property often trades hands a little less often and many of these older owners have tiny basis and prop tax and may not be charging market rents because there isn't as much incentive to given that they are making good money anyway and why deal with turnover.There is also a hybrid between flipping and holding.

@Spencer Sutton You make a great point Spencer,  but I absolutely love when turnkey companies post numbers like that....they are doing quite a bit of financial sleight-of-hand by not including any vacancies, capital expenses, a tiny bit to maintenance....It just makes it really easy to find out who are the honest turnkeys and who are the ones that are just insulting your intelligence by thinking you're going to fall for their ridiculous and unrealistic numbers  When I see a company post a pro forma like that I immediately disregard them and take them off my list of turnkeys to invest in because I know they are unrealistic and dishonest from the start