Kyle, south of Austin, ranked No. 2 with a 9% increase to 62,548 people, up from its third-spot ranking last year, while Leander, northwest of Austin, saw a 7.6% boost in population to 80,067 people, according to the data.In the new data set, Austin's population is pegged at 979,882 in 2023 — up 0.5% from the year prior — dropping it from the 10th to the 11th most populous city in the country behind Jacksonville, Florida, which has an estimated population of 985,843.Still, the Austin metro isn't stagnating.

Getting an Airbnb and going to different spots to check things out. 

I contacted the female renter and asked what was going on and she said he was living there, my lease like most leases states tenant must inform me if someone else wants to move in and cannot sublet, I always keep all my rental agreements in one spot and I don't have hers so now what do I do?

You are spot on.

I'd try to fill at least a few spots to get some income coming in, and then do a rolling conversion to MTR as you have the cash to outfit a unit with everything an MTR needs.

I am a hard money lender and these suggestions are pretty spot on.

As it stands now, the sweet spot in that area in the market for rent seems to be a little larger 2/2 house with large living area for guests.

Is she correct or am I spot on?  

100% agree with @Collin Hays - find a local manager, preferably one not too large or not too small, I would say 30-90 properties is usually a sweet spot.

But they had to jump through a dozen HOA hoops..eventually, the building got stricter on short-term stays.For single-family homes, if you can snag something with a scenic deck or quick access to popular spots, you’d be surprised how many travelers pay a premium for that “living like a local” vibe.