Nearly 2 years ago I sold my company and liquidated my entire material life to travel around the world indefinitely.

That will allow you indefinitely defer the capital gain taxes.

I do, however, agree with you that buying with fixed-rate debt and holding indefinitely is about as perfect of an inflation hedge as a small fry like I can get.

If you would take a cue from a few of the Japanese Carmakers.... 1) Toyota is moving the headquarters from Torrance to Plano Texas where property values are on the rise but still affordable in and around that area.2) Nissan moved from Torrance to Franklin Tennessee a few years ago where cash flow is very easy to find around that area as well.Cap rates here are very low but safe.

They can't keep places like Bijlmer deteriorating indefinitely.

However, I am also an immigrant on visa.I am not from one of the seven banned countries, but in the new world there is always a risk I might have to leave for an indefinite period.

However, with a $255k median price, you might want to shift your $195k projection a bit to include rehab so that you're more likely to come in at a 75% ARV all-in. Definitely

The investor that plans to keep rolling gains into new properties could defer the gains indefinitely and then pass the properties down to family members upon death.

The depreciation does not necessarily have to be re-captures.  1031 Exchange allows deferral indefinitely...However, if you are going to include depreciation, then include CapEx into the expenses :)

I can't believe anyone with a credit score that high would live in the red month after month, indefinitely.