I think the bottom line is that he played fast and loose with our money.

And I also think that the inventory in your market plays a large role in deciding what property type makes the most sense.In my market, there is a large abundance of the small multi-family properties, especially the 2-4 unit properties.

There’s demand for rentals in the area, and multi-family properties tend to hold value even in market shifts.New Construction: With SWFL growing fast, new construction is a big play, especially if you can tap into neighborhoods where demand is rising but inventory is still limited.

.: https://natlawreview.com/article/texas-federal-court-issues-nationwide-injunction-against-enforcement-corporateYep we shall see how this plays out 

I loved watching them play

That's a power play. 

If he makes less 94K a year and married he can take advantage of zero tax rate which would come into play. 

Your tenants obligation was to pay you on Jan 1, so it doesn't matter if they paid someone else they still owe you...obviously details re: notice and dates all come into play here and from a practical perspective I'd work with the tenant and not move to evict over this.

Play it smart by aligning your investments with your goals, timing, and risk appetite.

Figure out how you want to handle you investing and what role real estate plays in that.