In the six years I've owned, operated and sold vacation rentals on the Oregon Coast the investment landscape has evolved considerably. 

The deal was legit, the sponsor was honest, all laws were complied with, the deal didn’t work as planned.  2.

We actually CAN'T explain what we are seeing if we are operating on the "purely rational actor" hypothesis (as you implicitly observe), we MUST include highly irrational and emotional individuals to explain what we are seeing.- Investor uncertainty.

This is anecdotal information based upon the interviews I’ve had with operators across the country.

Some operators really need better training and education and drag down the great operators who are doing it right and offer a great service and product.

It only takes a few minutes to comply, and this way, you don’t have to worry about any decision they finalize on later.

Front two units are full time STRs with a rear studio operating full time MTR. 

It will also allow you to focus more of your time and resources in the actual real estate vs. raising capital which usually leads to poor real estate acquisition and operational decisions because raising capital is your full time job leaving an inadequate amount of time for the real estate.

I’m currently operating in South Georgia market. 

I have over 30 years experience in operating office buildings in NJ and would be will to run the operating arm of these investments for a % of the deals.