I have two primary rules of investing 1.

Other than outright fraud, how easy is it for seasoned sponsors to start losing investor capital? 

Tax-Exempt Bonds: Tribes can issue tax-exempt bonds for certain types of developments, reducing financing costs.Challenges: Projects often need to be structured as joint ventures or leases with the tribe, and compliance with tribal laws and federal rules is critical.

Asking in the correct forum will get a better response.Read the RULES!

It easy for people to get up on their crystal palace podium but the moment it comes knocking on your door or in your neighborhood peoples opinions change drastically. 

Easy peasy. still haven't been able to collect on the judgment though 4 years later ;-)Personally, I wouldn't do a Sandwich Lease Option. 

So it's very easy to criticize these markets if you've never been here or really know anything about the area and are just making broad, sweeping generalizations, but if you have a strong team on the ground who can help you buy in the right neighborhoods and maximize your returns, you can do very well in this market, and I'm sure Detroit as well.I had a buyer who bought a duplex in Cleveland for 85k last year.  

The SFR will be easy on it's own. 

Otherwise, if you are referring to ETF's such as Spiders, or QQQ, the the holding period rules apply.

Depends on the town’s rules, though, so check that first.Renovation Loophole: Some places let you raise rents or get out of rent control if you do big renovations.