What they should have done is set a decreasing inflation target: 5% in 2023, 4% 2024, 3.5% 2025, 3% 2026 and if they want this pie in the sky 2% then 2.75% 2027, 2.5% 2028, 2.25% 2029, 2% 2040.

Yeah but seller can put 0.5 percent buyer agent in private remark  Sure they can, but they will be greatly decreasing their overall buyer pool by doing that so a home will likely sit on the market much longer.

I am totally fine with decreasing my lifestyle and being heavy liquid.

"If you or your spouse actively participated in a passive rental real estate activity, the amount of the passive activity loss that’s disallowed is decreased and you therefore can deduct up to $25,000 of loss from the activity from your nonpassive income.

Quote from @Carlos Ptriawan:  They believe that they will increase the properties NOI by 45% over 5 yr hold, mostly through rent increases after doing 5K interior upgrades in all 252 units, thus adding 19 million to value of property. how is it possible increasing rent 50% in 5 years period in place where comps and rent is decreasing, this local market is extremely saturated.For me if I have to buy in Austin I would find complex that could give DSCR 1.3 at least with 80% occupancy.if they increase rent 50% then we should do intelligence on their closest neighborhood's rent. 

Whichever strategy that you choose, run your numbers, and definitely consider all the other benefits of owning real estate i.e. appreciation, loan pay-down, potential housing expense decrease and/or cash flow. 

We are seriously considering this to decrease inheritance tax as shares in a property are considered differently in RI for inheritance.

That may sound pretty good...until you discover that their net worth is decreasing at a rate of $2 million per year, and they've got $100 mil of adjustable rate debt on a portfolio of D class properties that forces them to work 80+ hours per week just to keep the whole thing afloat...Investor B tells you "my net worth is $1 mil" --to many successful investors, that sounds like a relatively insignificant net worth...but, investor B owns a portfolio of A class properties with zero debt, professionally managed, their cashflow is $500k per year, their net worth is increasing at a rate of $1 mil per year, and they only have to work about 1-2 hours per week to keep their machine going.Personally, I'd MUCH rather be investor B than investor A, even though investor A's net worth is 10x of investor B's.So yeah, tracking net worth is advisable, but it's only a small part of what an investor should be tracking and modeling, and net worth alone might not be very indicative of an investor's success.

Take advantage of that.Hiring contractors will decrease the profits you would make if you had done those projects you were able to do yourself, but it will also shorten your holding time.  

Supposedly that Mediterranean diet will help your brain health too.Only 20% of the US population smokes and that decreases as income goes up so I you probably won't see alot of smoking investors.