I see undesired side effects in virtually every government meddling in the free market.  

I believe the only area where we may disagree is re:  whether Ashcroft effectively managed risk in their AVAF1 fund. 

New buildings popped up they raided existing buildings tenants and it just created a cascading effect on the entire operation.

I don't know how much you frontloaded your whole life policy in this post but your monies can be used in more effective manners usually.

I was not aware before that simply filing Chapter 13 effectively resets the clock, so I’m trying to understand what options a third-party purchaser has in this situation, especially when the filing happens after the sale and I had no prior notice.

Identify and Assess Disaster RiskEvery effective resilience plan begins with a clear understanding of risk.

Step-Up in Basis for HeirsWhen you pass properties through inheritance, the heirs receive a step-up in basis, which can effectively eliminate capital gains taxes altogether.

Effective September 9th Book and Ladder are no longer the property management.

The HOA consists solely of the two unit owners and covers the master insurance policy, so it would effectively be dissolved in a coordinated sale.I’m open to input from:- investors who actively buy duplexes in Austin- brokers experienced with coordinated duplex sales or reduced-commission structures- owners who’ve sold in a similar situation and can share what worked (or didn’t)The goal is a clean, efficient exit, either individually or jointly, and I’m looking to sanity-check pricing and structure before moving forward.

Payment plans can be effective in limited situations but only when paired with strong screening, consistent enforcement and a clear distinction between tenants who can be stabilized and those who will not perform.At acquisition, I would focus on 1) An immediate audit of the rent roll and delinquency aging 2) Clear pay-or-quit notices with defined timelines 3) Short-term payment plans only for tenants who demonstrate both ability and intent to cure 4) Tightened collections, improved leasing standards and a visible onsite management presenceResolving bad debt is typically a 90–180 day operational reset.