In 2023 I bought one house, invested in one syndication, and focused on fixing up existing properties. 

But it is very risky and you can lose all of your properties if things go wrong.

Your wife as conservator/guardian has an obligation to her mother and selling the property to herself creates a conflict of interest in that she stands to benefit as the buyer and is also making decisions for someone else as the seller.2.

I wanted to see what markets have both a relatively high rent-to-price ratio and high appreciation.

Most land buyers who are developers usually stick to a very predefined region within their local market and they hunt and wait for killer deals and market swings to get the land they want for the very specific purpose they want.

It's a guess, and you should be conservative. 

Property was more disgusting than we anticipated and we had to put extra money into deeper cleaning.

Does anyone have any contacts to their acquisitions team and or their current buy boxes Companies below Cerberus Capital Management, L.PAngelo Gordon & Co.GoldenTree Asset ManagementFarallon Capital ManagementOaktree Capital ManagementI own one of the largest wholesale real estate company in Florida and we are newly into Texas for single family homes.

Property was more disgusting than we anticipated and we had to put extra money into deeper cleaning.

What were the "excuses" they used to not buy?