Until the market softens or slows, I don't see any reason why it will not continue.That said, you need to decide or inform us of what type of investor you want to be, i.e. - your goals.

I foresee higher property taxes and potentially a softening there?

By doing so we can save a better cushion and hopefully take advantage of any market softening.( When the market is down) estimate around 2-3 yrs from now.

As markets throughout the country soften and price growth begins to slow down (or head in the other direction..) it's important to have cash in the bank to ultimately refinance the property even if you need to bring cash to the table. 

That extra exposure equals more bookings which softens the cost and justifies it versus the time you have to spend doing everything else. 

Green cemeteries have been popular in the UK since the 1950's, often also operating as informal Nature Preserves, but they are just making inroads in the US over the past decade.

The market has softened and Appraisers know it and most values are coming in 20% - 25% lower than the investor was using in their numbers.This is one of those nightmare situations that keeps the faint of heart away from investing and why projects cost a whole of a lot more than just the down payment.One thing I do to offset this risk for my clients is to have a 100 - 120 day close to close project. 

I've found the market to be softening in the past year or so (sold flips earlier in 2021 when the average DOM was 4-5), but still plenty of good deals if you look hard enough. 

Grey on grey on grey is a bit severe for my taste - just my opinion - your staging could soften that a bit more maybe. 

Just too much money floating around out there and still not enough inventory to help soften the blows of 18 offers and $100k over ask.