Not everyone in a given market is looking for a 5 bed house to rent.

Taxes were around 3600.Apt 1 is 1600 sq feet 2 bed 1.5 bath that rents for $2250.Apt 2 is 740 sq feet 2 bed 1 bath that rents for $1500.Both units have their own laundry rooms and separate driveways, feel more like your own house than a traditional walk up apartment.Vacancy rate is historically low, average renter stays for 5-6 years.

This creates a financial death spiral that few cities have been able to recover.Low operating cost -❌ Annual average cost of property insurance for Tennessee: $2,088.

I was first leaning towards buying/renovating/running a bed and breakfast at the beach, but I also love the idea of buying an old motel and turning it into a sort of boutique/upscale motel.I guess my question is, what should my plan look like to accomplish this?

He is interested.It's a 4-plex in Denver each unit has 1 bed 1 bath, 650 sq ft, located right off Santa Fe arts district.

Intel is a great example, who is building the largest chip manufacturing plant in the US right here, and it will be a $20 billion dollar investment that brings a few new thousand jobs.https://www.dispatch.com/story/business/2022/01/21/intel-ohio-building-computer-chip-factories-licking-county-jersey-township/9173472002/ Another example of economic growth is the upcoming Ohio State University Wexner Medical Center Inpatient Hospital which is a 1.9million square foot hospital that will bring over 800 new beds and a thousand new jobs. https://abc6onyourside.com/news/local/new-osu-hospital-expected-to-transform-health-careHere are a few more recent investments https://www.10tv.com/article/money/business/hydrogen-power-company-hyperion-bringing-700-jobs-to-columbus/530-25907aab-5517-4661-a9f3-d2ed2d5be6b0 https://news.wosu.org/news/2022-02-08/rumpke-to-build-50-million-recycling-facility-in-columbus Check out The Complete Guide to the Columbus, Ohio Real Estate Market which goes through the Columbus, Ohio market in depth and will give you a better scope of where the highest levels of growth are taking place and where to look to invest.

I manage around 10 shared living space apartments in a college town so they are all 4 beds 4 baths and they share the kitchen and living room.

He is looking for a 2+ bed 1.5+ SFR or townhome with a yard. 

The amount you can transfer free from inheritance tax is the same if you gift it now as compared to him getting it at death. 

However, I do not know if I can last with these service call costs, death by a thousand cuts.