Here are a few additional ideas that have worked for me and others in competitive markets like Austin:Off-Market Leads from Contractors: I had a friend who rehabbed a house in North Austin last year.

See what the competition is out there for rentals and price accordingly.

I'd run your numbers based on that to understand what a realistic offer would be to most people and then see if you can be competitive. 

.- The 203(k) will allow you to bid on properties that need repairs that won't qualify for a traditional mortgage => less competition => better purchase price.You will need to find a great local contractor you can trust to supply the required bids to qualify for the 203(k).- After closing, you can do some of the work yourself to save money, but the program doesn't allow you to pay yourself.You will want to buy a Class B property, maybe Class C+, in an area that seems to be improving.

I'd go on ABnB and see what your competition is doing that you can copy.Maybe a Firepit out front (as long as it's not a fire hazard), maybe a cornhole set?

I don't see a 401k/IRA as a competition with real estate as with the correct setup, you can self-direct 401k/IRA funds into real estate.

If rates come down at all I predict we’ll be back in a strong sellers market (competitive offers, steep appreciation etc) because inventory is still low. 

Only if things go very, very badly, and you are in the tiny fraction of loans that default do you... go back to where you are right now, having "purchased" (foreclosed) on a property for 65% to 70% of what you believe it's worth (otherwise, you wouldn't lend 65% to 70% LTV). 

From it I have obtained the name of another competitive insurer to add to my arsenal.I have not used Opie, but after reading the posts here, I went online and obtained a quote for one SFH rental.

I really enjoyed san juan, but realize it might be the most competitive area.