So depending on what your investment goals are and what type of properties (Class A through C/D) and where in the city you want to buy, that can directly impact the level of stability one can find within the market here. 

I'm speaking of co-living in a typical A or B level neighborhood house, so instead of a 20-25% down payment, we are speaking of a 1-5% down payment. 

Charming, smaller coastal towns with a slower pace of life, natural amenities, seclusion and semi-self sustainability are high on the wish list of many high level clients and investors. 

I'm starting out at level 0.

However, pricing in Austin is still substantially above pre-pandemic levels.

Fed can’t raise interest rates to hold inflation down due to Fed debt levels.  

given your experience, I would assume that you're OK with a slight to moderate level of rehab?

Non-passive to achieve this level of return.Add the addition of the ADU makes the main unit rent controlled if over 15 years old.the work to add an ADU likely exceeds the effort of a brrrr that can achieve infinite return  Experienced investors are adding multiple ADUs by leveraging items like bonus density, committing units to affordable housing, etc.  

I learned a lot about the real estate side of the project and we now have the skills to help others work through this process.What made you interested in investing in this type of deal?

If 1031 is to be implemented it must be done on the property level.2. 1031 generally does not apply to IRAs since they are tax-exempt. 3.