I have long tenure IO loans, but use T-bill and bond ladders to maintain liquidity/reserves.

. - Treasury is already announced by 2024 they would buyback US bonds, less risk for CRE as rate would be lower.

For example, the Federal Reserve began buying more mortgage-backed bonds to keep the market afloat and at the same time instituted a mortgage bailout for borrowers hit financially by the crisis.

If you say very low, they will put you in bonds with 3% return.

I spent my early investing years cutting my teeth here, then took the money and “ran.”

You can really mess people up not doing it....and you're in Texas where your word is your bond, it is your reputation. 

property taxes = figure about 1.25% of purchase price. 1% for prop tax and the other approx. .25% for voter approved bonds like school bonds and other fixed charge assessments.

I am a former corporate CEO of several corporations including insurance, contractors bonding, oil, motion picture, property management, real estate loans, investing, mining in W.

It is like pulling teeth to get the city to issue permits to repair it.

Depending on your income, you may qualify for bond money programs, but not sure if they will help for investment properties, but you may want to check.