There's an equal chance they stay here and even a shot they go higher. 

Staying with that example, I understand the operational costs and all that fun stuff.

I'd also recommend staying away from townhouses if you can but understand in some markets they are more common than others.

Thanks for your input.Definitely staying away from class C.

Stay hyper local.As for investing in Illinois: Get your head examined.

I don't know if they will ever start construction and if they do how long will my money be locked with them.At this point, I would recommend to stay away from them until they can show some results with new constructions.In the meantime, I had invested in another syndication in the same time frame in the same Texas market.

If the best you qualify for is alternative financing when the purchasing loan matures you will  likely be treading water barely able to stay a float. 

Last short term rental we put on the market was booked for a 30 day stay first day on the market.

Regarding S8, the leases are 1yr only, but S8 tenants tend to stay longer vs cash paying tenants.

@Scott Trench - have you considered investing in short term rentals, materially participating, and having the average stay be less than 7 days?