I tried a big out of state flip due to living in a HCOL area and it failed miserably because I couldn't keep eyes on it and didn't have a good/honest team in place.

Now is not the time to refi for you, keep an eye on the MBS market, when you see a 1-2% drop thats when you should refi.What state are you in?

Therefore this post but those numbers (thank you) eye opening.

Now, I would not buy a property unless I have eyes on.

I agree that austin from up close looks like a declining market but from a birds eye view, it makes for great opportunities! 

Aside from downpayment, you want to have a solid emergency fund in place, something that can cover unexpected repairs, vacancies, or any other random costs that pop up.I’d also recommend saving more than you think you'll need and keeping a close eye on your expenses.

Like in many other markets, only a minority of owners can get such figures (if they have a special property that they bought at a good price years ago for example) but the average buyer/investor will be sorely disappointed if he/she hopes to reach those figures.

You get out there and put deals together with your eyes wide open to avoid as much as you can. 

A "good deal" is in the eye of the beholder. 

Wishing you all the best - but wanting you going in with your eyes wide open!