The National Retail Federation (NRF) reports declines of 6.5% in back-to-school spending and 7.9% for back-to-college, with shoppers focusing on frugal choices amid rising inflation concerns and an upcoming presidential election.During the pandemic, families spent more on school supplies and remote learning gear, but priorities have shifted to travel, dining, and entertainment.

I would also negotiate down your bills by talking to someone in the government on the phone and/or in person especially about the trash service.

Section 8 is federally subsidized housing and is available for both SFR and MF.

Prices go up because of government restrictions, lockdowns, regulations, Disrupting Supply chains causing prices to increase 2.

Your first comment regarding attending city commission meetings seems to indicate that you are referring to affordable housing under state statues (i.e income and other federal/state restrictions).  

Making your investors feel safer, syndications require a government-regulated private placement memorandum (PPM), which spells out how the investment is being set up and the returns and risks involved.On the negative side, real estate syndications are expensive and complicated with quite a learning curve.

The government has set it up so that if you use some good accounting strategies you can avoid payment of tax for your life. 

The key IRS provision that governs this is in Section 469, which outlines the passive activity loss limitations.

Additionally, it can help maximize renovations and improvements.A Cost Segregation study is an IRS approved federal income tax tool that increases near term cash flow by utilizing shorter recovery periods for depreciation to accelerate return on investment.

This means saving at least $22k in federal income tax plus probably $10-$15k in state income tax.