So far I see that distributions to the beneficiary under a CRT can be paid "for a term of years (not in excess of 20 years) or for the life or lives of such individual or individuals."

Our apartment projects in excess of 10 million dollars have made sense for cost segregation

Def helps the budget and keeps the project timeline a lot quicker without excess drywall work. 

This means you will have to do a bit of networking and possibly direct mail to get a big fat Cash Buyer's list. 

In all that time, squirreling away my excess cash in a savings account, I could have instead put that money to work for me!

I can rent each unit out for 950 producing gross rents of 2850 leaving me with an excess of $350/month.

People get tripped up with the 14k exclusion number as if a gift in excess of that amount triggers a tax liability.

Also, with me living there, I am pretty confident that things would rarely get “out of hand” or that my tenants would cause excessive damage/wear to the property.

Is there an excessive amount of investors in this area too? 

So, you would expect the economy to soften first before you see an impact to real estate, ignoring excessive speculation in the market.Since the economy has yet to break 2% in inflation, the Fed is likely to go slow on balance sheet easing or Fed rate hikes.There are a few things to look at with real estate: new construction starts, property supply and demand, rent demand, and a few others, Right now, the new starts have yet to recover.