My bet is you do not get sued.  

You might have to dig into off-market deals, though, since inventory is tight.Multi-Family: Always a safe bet if you can snag a good deal.

I’m hoping to find more success in Phoenix, but as you stated, the old fashioned way may be my best bet.

Now if you've followed things this far kudos, and I bet your feeling some lumps.

Do you need or want monthly cashflow, tax write-offs, betting on appreciation,....   

Looks like biting the bullet and getting an engineer may be my best bet.

Well the bet I'm making here is that CapEx and repairs will be very low the first few years (honestly event he first decade), and once all the construction ends I will be able to increase my rent closer to market rent at $2k which will give me a better cushion.

When you have a duplex and tenants on both sides stay for ten years, it almost guarantees that something isn't right.I would study your market and determine the value of your rental, because I bet you are losing money every month.

2) I bet you could draw that same or even more extreme graph for new car prices.

Their clear incentive is to bet on falling interest rates between now and debt maturity.A small handful of owners are forced to sell due to a looming balloon payment that a refi won't cover, but you're not going to find one of those by driving the market when any commercial broker can just look up properties on that basis and start making calls.