He is great with investors and can find deals that cash flow much easier, including some off market stuff.

I have always wondered what other investors think of the Austin market. 

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

You can contact some local property managers and get a better idea of the rental market.

I am not in the flipping market but I handle multifamily transactions for buyers and sellers who are very transactional.

I see it every day in my fundings I do in 8 markets. 

I’d suggest you look at your local market and see if you can find anyone that way. 

And.....”preREO”...just another goofy a$$ made up marketing term. 

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I also practice as a Realtor because I enjoy it and it is extra income.So as an investor, your options are to get your RE license and have access to a lot of tools and do the research yourself (therefore you're paying with time, energy and a little money) or you work with a great realtor/investor in the specific market you're looking into.