thanks @Jay Hinrichs I'll start sifting through your suggestions to see which ones fit me best.and the struggle truly is finding who's a "joker broker".

Sifting through those calls, narrowing down the leads, and meeting with the distressed sellers.  

Just have to be really good at time management and ability to sift through the gems. 

It would take you a little longer to sift through those but I’m sure a few of them will peak your interest.Sounds like you have an understanding of the expected returns and potential for an investment in Austin.

I didn't realize how quickly time flew by as I've been on here literally all day sifting through articles and familiarizing myself with various features of the site.

If the agent is half way decent, they're going to save you a ton of time sifting through areas and properties that will never work for you.

There are other restrictions that go with the zoning, which will require some sifting through Title 21A of the county code, or you could shortcut that search by talking with the local planning department as noted above.As Nik notes above, individual cities may have their own zoning codes. 

I've sifted through thousands of leads and I will say Facebook tends to bring in the lowest quality leads in Philadelphia of all major marketing sites (Zillow/Trulia/Hotpads/Apts.com)I am a big proponent of self-managing 1 unit if you're local and willing to put in the time to learn the process.

First off, it's not uncommon to sift through many properties before finding one that meets your cash flow criteria, especially in a market influenced by fluctuating interest rates.

It will help you sift through the inventory and learn the market.