We are attempting to get a lot more organized in our estimations and budget creation for projects. 

In your position you can focus more on wealth creation opposed to receiving max cash flow. 

Have a dialer where you can listen in on what they're saying, just to check in here and there and make sure they aren't scaring away your leadsThink about it like this: If your average deal is $5,000, and it takes 3000 calls (or ~32.5 hrs based on 30 seconds for every call that doesn't pick up and 9 second average for all of the ones (25%) that do) to find a deal, then cold calling is about $150/hr in value creation.

This allows you the best shot at long term wealth creation and tax free money now to help fund your flips.

If you can get a 4 unit and a basement, that would be ideal and create major cash flow and equity creation, plus you can not worry about a property manager and boost your yield.

Many times the PM agreements can slant to favor the PM company since they pay for the creation of the agreement. 

In general, the North side of Austin has seen tremendous growth in past years and the northern suburbs have had a large uptick in home builds, job creation, and subsequently home prices.  

We have a well-diversified economy, weather and proximity that attracts business creation and 300+ people moving here every day.

If you can get a 4 unit plus basement, that would be ideal and create major cash flow and equity creation.

Check with your local building office on that.I may be reading too much into your posts but I'm getting a feeling you might find the prospect of rehabbing a house either financially or psychically daunting.