I was wondering if there are still some areas in the Austin Metro that can produce cash flow?

Are there lenders who will consider my past str track record when determining Debt-To-Income ratio in regards to turning my current house into an income producing property?

I personally would never buy an investment house that did not produce positive cash flow.

Oakland's worst areas long term, in terms of appreciation will IMO produce far more wealth than properties in Indiana and many other parts of the country.

I'm of the opinion that cheap debt on cashflow producing properties is the best hedge against inflation and therefore it is a good time to evaluate your equity in each property and whether or not to apply more leverage.

Most of the LOI's and Offers being produced these days look like Ernie and Bert wrote them.

You can flip when you need to produce cash to buy properties cash or fund additional rentals.

They supposedly have been living somewhere for 1 year and produced a letter from their landlord singing their praises of what great tenants they are  (which we all know anyone could have written). 

Raise the money and then cash everyone out in 3-5 years when it is up and running and producing your target returns. 

But something must have happened in the market to change the returns DSTs are producing.