We are going full modular on this development project and will have 11 units when finished, we are only getting a 30 day guarantee on pricing right now due to volatility in materials.  

The markets so volatile, my suggestion which helped me was you just have to put in the leg work when the market is like this.

You'll get some nice cash flow and the price of your home may not be as volatile as the Bay Area in the short term.

From a higher-level perspective, job growth is slowing in Pennsylvania, economic conditions seem to be becoming more volatile, and it looks like the rate of home price appreciation may be slowing..

Currently I am holding mutual funds and EFTs but I was under the impression that, when expecting a downturn, or correction, something less volatile might be more appropriate.

I don't view any of my STR's as significant long term equity (though it's going to be a nice to have someday), I view them as cash generating investments no different than a stock, but significantly higher returns and less volatility. 

I never want 100 shares of stock in a market this volatile.

Higher caps are often associated with big cash flow but it is also a measurement of volatility.

Small towns have the pros and cons such as they are cheap and there is less competition but also obvious cons such as lower rents and uncertain volatile futures due to jobs coming or going.

It's a volatile situation, for sure.