Is anyone getting $1800 or more in rent for 3 bedroom 2 bathroom apartments through programs?

The residents do not cause problems, they are generally on social security so if you give them a 5% discount they will pay their rent a year in advance, and they will host fundraisers to improve "their" clubhouse.

For example, maybe you make a deal with other providers to sell gift certificates for their businesses at a small discount to help them gain business.

There are things I know I will never look at doing myself: plumbing, electrical, roofing, installing hardwood flooring, bathroom remodel, and I'm sure many more! 

If you are looking for a discount listing agent, I can point you toward many.

Sometimes when I'm starting with a distressed property I may gut a kitchen or bathroom but even that isn't the norm.

So appreciation discounts. - There are fourplexes with better number if you go out of Austin.

My point being what is so much is dependent on the age of the homes, what they are worth on the open at a fire sale discount and what are they worth to you? 

Even just doing one of those is hard enough, but now you have to be an expert in finding discounted properties, rehabbing properties, rental and property management, maintenance, and raising capital and getting loans.

Collateralize it for the down payment of a discounted buy in OK / TX.