Pivoting strategy for Austin area, hoping for advice

[Taylor Null]

Hey all, originally I had the rosy ambition of going in on an owner-occupied duplex in the Austin area, but quickly came to the realization all the duplex/multiplexes on the MLS here are either overpriced or need a substantial down payment to make financial sense.

I have now shifted my strategy to buying a more modestly priced SFR outside of Austin city limits with 20% down. I am hoping to add some simple/cosmetic improvements to the house for a good ARV. My goal is to live at the house for one year then rent it out and buy another property (BRRRR). I have been casually looking on the MLS and I don't see any properties that would really make sense for cash flow. Up north in RR and Pflugerville it seems like the 3/2 rentals range from $1,400 - $1,700. Even at $1,700, I would still be at negative cash flow.

So my question for y'all is what am I doing wrong? Should I be looking further outside Austin? Should I focus on off-market houses?