I have been doing this for 13 years and I specialize in it. 

I am a real estate broker and property manager based in Clarksville, TN and I specialize in working with investors.

There is no way sellers are selling at caps that high unless there is a special circumstance, so buyers just aren't buying. 

Specialization is for insects."                                                                     

I feel this gives me the flexibility to find the right solution for my client and not just sell what my bank offers.I'll also throw in my 2 cents on common differences I've seen in my career:CDFIs - Because of their subsidized financing structure, they have the ability to be a low cost lender (and sometimes provide grants).

Reach out to real estate agents that specialize working with investors. 

Best advice is to partner with someone who specializes in investment properties in the Austin area.

Connect with a local architect who specializes in new construction duplexes and get their feedback on the highest and best use of the land, as is.

Hey @Jake AndronicoI know you specialize in Reno but since it’s close I thought I’d ask. 

If they sell them on amazon, they likely don't require any special handling.