Wisconsin's unemployment rate is about 0.8% below the US average.

I looked at tampa but it's more of a suburban market. miami has over 21 zip codes you can go up to 8 stories in because of the affordable housing issues and it is the only city in Texas and florida in the top 10 most affordable housing needs ranked by city. it's not even close. 

Should I be a private lender since rates are so high?

Hi Jeremy,What interest rate are you currently paying on your personal debts?

Growing populations typically demand more housing, which can drive up property values and rental rates.

In Lake Tahoe having more beds is better sometimes because the average daily rate is higher so more people generally want to split the cost.

It is very hard to do an FHA 3 & 4 unit currently because it has to pass the self sufficiency test and with where rates are at it is unlikely to pass.

Is it a good Strategy to invest in a college town? 

If you do the latter, then you might want to buy something near JSU, Tougaloo, or one of the other colleges in the area, and rent rooms to students.

The only con is the higher interest rate.