@Tim Rainey it’s very asset dependent but I think that inflation is much higher than the government admits.

Continue to build relationships with contractors, real estate agents, and local government.10 – Year Minimum 25 Rental Properties (adjusted for exponential growth) Hire property managers and other professionals to handle day to day property tasks.

You should choose one that has government oversight. 

It's government money and they pay top dollar.

Homeowners must know that an Association cannot enforce a rule that does not exist in its governing documents.

'Corporate' (licensing dept / board / brokerage) governance is not attractive to some of us in any form. 

In Texas, all wetland regulation is delegated to the federal government.

You could probably get 30-minutes on a call for under $100 with lots of firms.Real estate law (and most other areas) are regulated by state law, unless it is an area governed by federal law only. 

The government shut us down and then regulated the crap out of us. 

You will have a tough time, not to mention the IRS would like to have a word with you for tax evasion, pay your taxes like a law abiding citizen then you'll have the tax returns to show lenders and get financing, it is probably going to be a couple years before you can get financing with a conventional lender, maybe sooner if you decide to amend your previous returns and pay the money you actually owe the government.