He has been tasked with handling the funerals for both parties, but has no legal ties to the real estate. some government some governmentWill this go into some government cycle of perpetual probate where no one can actually petition for the parties?

A decade plus bull market, most investors don’t know what a business cycle is because they have never seen one, and people are blinded thinking they are gurus.

.- I would say focus on high-income sub-markets (For Austin North/North-West, but it applies to any market)- Don't try to do land-banking unless you have 10+ years of holding as you never know the market cycles!

The older house is already several replacement cycles into things.

He hasn't been through a down cycle. 

This is the time in the cycle when a lot of our clients shift from chasing appreciation and start the defensive movement to cash flow. 

@Marcos Falcao we had 10+ years where rent was rising, combined with low interest rates, then inflation zoomed, covid, etc which helped prolong the top of the cycle pushing rents up even higher.

In addition almost all the buyers are going to be investors no home owners.. you want to buy where there is still home owner activity so the neighborhood has a mixture.keep in mind if you get into a neighborhood that is substantially lower than the median that's exactly where your going to land  investor dominated and values will ONLY track rental rates you will not have any significant appreciation unless rents go up a ton.. which rents have basically peaked for this cycle. 

I have also looked into becoming a HUD landlord which would at last guarantee 80% of mortgage if things get even worse and people are defaulting on rent.It feels scary to purchase something when the economy is so unstable and interests rates so freaking ridiculous, but my dad whose been in the mortgage banking business his entire career, said the rates we saw at 3% are just not the norm over the long term cycle. 

I have seen people before try to achieve it to only push tenants out and have massive repairs and be worse off then when they bought the property.I believe we are in an overheated rent growth cycle for multifamily. 2 factors at play are renters income is not keeping up with rental increases.