You didn't mention this, but re-financing into long-term financing will significantly increase your ROI/IRRWhat do you anticipate the vacancy rate to be?

Try to anticipate any disagreement or gray area that might possibly come up during the process and get it on paper ahead of time.  

.- Created sellers guides, told everyone we know, networking events, and the list goes on and on.I am not anticipating getting 100 leads but not even '1' has been through all the marketing I've done.

We spent around $30-40k just in the last year and a half alone as my wife and I were planning on making this our long term house (we didnt anticipate buying a business and moving out of town) and also making this a show piece with upgrades, nice carpentry etc to show people the work Im capable of in the RE world. 

Normally I anticipate having to replace all inherited tenants.

I've experienced this problem in multiple investments where the estimates were way off and my return was much much less than anticipated.  

During the refi of property number 2, anticipating refi of property 7, I paid off all my small credit card balances and brought my loan to available credit to under 20 percent on my main card. 

Pros for cash buying:• You can often get the property cheaper because you can close quicker than someone attempting to buy with traditional fundings• You can do a cash out re-fi if you fix the property up and get it rented so that you can leverage that money on a new dealCons:• Your repair costs may be more than anticipated • Your money is now locked up in a deal and you may lose money if the deal goes south• Doing a cash out re-fi may take a while to get doneCash buying is a great way to employ the BRRR (Buy, repair, rent, refinance) strategy that is often talked about here on BP.

If a property isn't scheduled to cash flow, is it anticipated to appreciate?

Here are basic stats on single-family home sales for March 2018 for the City of Austin and the greater Austin area:In addition to Austin's housing supply and affordability issues, we can now include increasing mortgage interest rates to the significant forces applying downward pressure:The Fed is anticipating three to four rate hikes in 2018.