That said % valuation above should indirectly reflect that, as uses a trailing history of price-income ratios, that shift up as shortage happens (i.e. above valuation % reflected downward for the shortage already)Seems good to study Census data on population/housing supply at the county level to see how exactly shortage has evolved in Austin/Fort Worth.

I'm leaning toward Evolve for listing the property.

Normally I would not be happy about this but there were several other things she and her semi-crazy partner complained about, including claiming to have people peering into the windows above the front door (these folks would have to be 7 feet tall to do this), finding not one but three "crack pipes" in the back yard (which were thrown away before they could show them to me)  and claiming three different species of roaches had "invaded" the house. 

I've worked in the area for a little over 5 years and it is certainly evolving.

Wanting to make the point that your team will evolve and there is little chance you'll get it right up front so don't let that be a hinderance to getting started.

I'd love to join in on your chat if it evolves into a bigger gathering.

I'm not sure if you are a beginner or not but my thought process was always that if this evolved into a sustainable business venture for myself, it would only solve or prevent problems from occurring the sooner I created a 'bulletproof' lease.Start gathering clauses from other landlord's leases and compile them into a well thought out list and take them to a local realtor that also actively invests in real estate.

Now others may be more evolved and mature.

I am interested in flipping first and eventually evolving to buy and hold.

I definitely look forward to meeting people, learning, evolving, and contributing in any way that I can.