Very few came through any of them unscathed.Funny thing about humanity and those cycles, no matter who tries to change their outcomes...

A CPA with 20 yrs experience will bill at a higher  rate usually than a new licensee due to a (hopefully) well developed body of knowledge).

If you are purchasing out of state you should gather as much due diligence before you sign the contract as is humanely possible.

You have taxes for the school district, the county, and the municipality. 3 separate taxing bodies.

Having them be short term on flips makes it much easier because there’s less confusion, human error, and just issues that can come up with more long term.

The risk of your property actually flooding in Abilene is minimal because the majority of the "risk" of flood in Abilene is due to creeks and not large bodies of water.

I act like a human being.

Every single one of my tenants paid full rent during COVID and I'm convinced that was because my tenants knew me as a human.

Or you can do both--have some market rate rentals and also work on Habitat for Humanity projects, your own lower income housing project, or lobby policy makers for mixed income development.

Repeatedly, I was told by the tenants, how wonderful it was to be spoken to as a human, rather than as dirt.