@Alan Ford I think the Smoky Mtn region is as insulated a STR area as possible in regards to the virus and economics, I am getting ready to build as well and haven't given it a second thought. 

Im not an expert at syndication, but that is what people have told me is why I cant do it.As an example, 2 separate investors would invest 40k each for a total of 80k into a BRRRR and after the refi I would pay them back separately.Thoughts?

So the market metrics show that a location like that one is able to support economic growth and have a better future projection for the multifamily properties.

However, if you are talking about a single home on a parcel of land, that likely will not make economic sense. 

There is NO room for unexpected expenses, let alone an economic downturn.

Find your niche and use it until you're an expert.

and they got some good advice, but they also mentioned they had a roth, so I was thinking: a withdrawal from a Roth would be the best way to access capital, only incurring minor taxes on the gainsand perhaps with the additional step of paying the taxes to remove funds from the 401K and putting those funds in the roth to withdraw prior to any rental purchase.Yes you would pay taxes, but no penalty and it becomes a fairly cheap way to access money without the baggage of retirement account investing or using high interest rate hard money etc.You are an expert in this space I see, so curious about your opinion

It was also tough to get investors on-board with the market given how it's economically dependent on the military.

So the economics of the transaction is that you do show less expense, and as a result more income when the time comes to pay the bill.

Even if your retirement savings is largely in real estate, the spillover effects of an economic downturn can't be overstated.