Do they offer company stock, and provide passive revenue share income which is willable to your heirs?

First year was fine on property taxes, and we were cash flowing great.  2nd year the property taxes went up and not enough escrow was taken out by the lender, so now they're trying to catch that up and predict the current year, so mortgage essentially went up $1000 monthly, thus killing my $500/m cashflow and making me a $500/m loss.  

The hearing was a joke, and as predicted and noted in the earlier post, in spite of not showing me any law the city recommended action for revocation to the director.

However, after meeting with a friend who has real estate experience he mentioned that he predicts in about 12-18 months there will be a downturn of the market and an influx of foreclosures due to the pandemic forebearance.I now feel like our momentum and excitement has come to a screeching halt and I am unsure of whether or not to invest in this market.I understand long term the market works itself out, however, if I bought this multifamily unit on my current income, I cannot afford for the rental market to depreciate as well which is my fear.The mortgage would be about 4K.

(T-bills, stock market, other real estate).

I'm by no means an expert on 1031 exchanges but you can find experts on BiggerPockets if you end up needing them.There are a few other things that come to mind, I'll put them in order of most to least applicable based on the situation you've laid out.Offset any capital gains with capital losses - Maybe she owns some stock to use an easy example, and it hasn't done well. 

We hold these wholesale business-purpose residential real estate loans on our balance sheet, and they generate a predictable stream of income for us.

While it's challenging to predict future rental increases with certainty, historical data and trends in the Memphis area can provide some indication.

Most of my funds are in the stock market, looking to diversify.  

RE risk increases with leverage, but without leverage you may as well invest in stocks with lower interest and higher returns.