It's like people will tell you to be healthy, all you have to do is exercise and eat right.

I have a great career currently with a stable paycheck and healthy W2.

Unless the LL is at retirement age or is sick of LL, what would be the point of him selling you a house that has healthy cash flow?

Is there a healthy demand for that?

Plus he's a great negotiator. http://charityrealtyaz.com/Keep Smiling,Chuck

I soooo want to be able to look at these people 6 months from now and just smile,not say anything just SMILE at them ,make them wonder how their JOB  going? 

If their income is borderline and their credit score is nothing to smile at and they have an awesome personality or are very kind or love your property and are dying for it - that is not enough.

I don't believe they are bad investments as maximizing ROI is also important and many of those places have very healthy appreciation but if you are looking for positive cash flow we will need to stay in certain areas of Austin or head to Cedar Park, Round Rock, Kyle, etc which are still within 30 min from downtown Austin.

This probably goes without saying but also looking for a good CoC return and healthy cash flow (doesn’t everyone want this haha).Is there an industry publication which shows good markets which fit these criteria?

You have a qualified opinion, the issues clearly in front of you, and you know your goals - - you have "a self-evident truth" right in front of you :smile: and best wishes.