Piece of advice - when I started I wish I would have focused on my multifamily niche/expertise from day one vs trying to be the agent for everyone (flippers, STR buyers, land, etc). 

Then once I find a property that I like to buy I'll start looking at the comps in the area that have been rented and are currently on the market to be rented and make sure that my mortgage payment will at least break even with the rental comps.I'm using rough estimates on Zillow and websites alike.

Starting a business is hard and most of them fail, so it's not you.

How was that process starting for zero?

Not sure if there's a lesson to be had there, but that's how I found it.I'll say though that once you know what you're looking for and create an industry specific network, you start to find them with some frequency.

I only buy if I can have equity right from the start.

Talk to your CPA BEFORE you start the process.

Sellers who were holding out are starting to adjust, especially for cash or creative terms. 

Scott as a starting reference.

As you're just starting out in Austin, focus on learning the local market, particularly areas with good rental demand and lower entry prices.