There are plenty of jobs and opportunities if you know where to invest and where not to. 1.5 rent to market value ratio is pretty attainable and closer to 1:1 in nicer areas.

We do live in a small rule area where properties are a little cheaper, but so far it’s been very difficult to find something that seems to pencil out.

I am looking in the greater Austin area, with plans of securing a job and house-hacking a quadplex or triplex.

The area is a local tourist hotspot especially in the summer.

It is pretty popular here in the Tampa Florida area among your age group.  

There are a billion more, but that's a start. 

Quick question on those who have done seller financing:- Buying a 0.3 acre downtown fort lauderdale multi family, negotiated an around 1M price w lot of development rights, double lot. seller got it way back early 90s for pennies- got good credit 800+, w2 job etc put 40% down and mortgage bank offered 6.62% 30yr fixed (CF negative as this would make current rent roll not too much compared to the PITI)- property is in ok condition, needs 20-30k repairs which seller OKd, and all 3 tenants are month to month, pay bit under market but also ok- seller would like to do seller financing, interest only at 5.75%, 30yr amortization at 7yr balloon (CF would be positive) - id be paying some principal as well, just to grow some equity- buying this deal for the future development of the area (las olas, kushner broward crossing) so not really worried even if we overpay for it now, but never done creative finance as i always relied on a strong W2 job to get good loans but obv im used to 3% 30yr rates from covid times not this 6+ environment..Goal is to hold the property 3-5yrs, and then actually develop it or sell half the land / refinance, pull out HELOC if it appreciates.Questions:1) What does he know that i dont? 

Quote from @Lymarie Cervoni: Looking on using Direct-Mail Marketing for Off-market properties, any recommendations on which real estate investor list to buy to target the Tampa Bay area? 

In solar sales (door to door) the setters typically make about this same range.Most companies in the house flipping world seem to buy lists online or run basic skip traces of areas and send lists to VAs to setup calls with the owner of the company.   

Since the mortgage rates have been higher than previous years and the inventory has been lower I'd recommend looking into multi family options that are currently cash flowing in areas that values are increasing.