Quote from @Rafael Ramos: I would focus on a newer build in a nicer market with a proven history of appreciation.

But if you're buying in a decent area (i.e. average schools, decent area, consistent appreciation even if its just 3 or 4% on avg), then you're going to do extremely better than 15 to 18%.  

I have 15 years of rental and rehab history and I regretted most cheap materials.

It would be simpler to have an existing GC sign off on your remaining work history as verification.

Not much history as of now.

Overall Austin is currently a Buyers market but there are some neighborhoods that are Sellers markets due to good schools, accessibility to Tech hub job areas, parks, entertainment etc.

Makes sense given a huge part of their history is traditional B&Bs. 

Also I was home alone during the kids school hours as I worked from home and my office was to the side of the kitchen.

We have a lot of investors that rent space  as Airbnb (limited to 400 units)  and room space to students from a local ministry school, as well as others looking for more affordable options.  

Verifying last 2 years of rental history very important!