The details: I alone own a property and would like to rent it out and buy single family with my boyfriend.

If you are OK not leaving the balance left over to your family, This is a very good tax efficient option that can aid a cause you care about.  

and with record new class A multi-family coming online now and 2025 in Austin/Dallas/Houston, perhaps focusing on multi-family would be most lucrative for you, which you already have personal experience in, over next few years then you can acquire really good value deals as prices will likely come down quite a bit, ie more supply/higher 10 yr etc.     

My parents have died over the past 4 years and my family had to fix up the family house and sell it.

I’m looking to get into a single family home with an existing ADU or a duplex. 

The Intermediary can then sell the note to any party, including the seller or a seller's family/friends. 

I have been advising friends and family against investing here due to high costs and no cashflow for years.

We host a lot of families with kids using the pool and that is a huge turn off.I would do what others are recommending and make a movable object to obscure the camera.

The construction of the Tulum Green School has resulted in a long waiting list of families wanting to relocate to Tulum, leading to several investors purchasing properties in the locations nearest to the beach or national parks, with delivery dates scheduled for 2024/2025.

If it were me, I'd find a friend or family member with some cash, convince them that it is a good investment and say that you will manage it for them at market rate of 15-25% depending on your market.