Don't even think about preparing a tax return without using Turbo Tax or equivalent.

Your best bet are the (relatively speaking) higher cash flow markets in the midwest and southeast and perhaps a few in the rust belt.

@Megan Boyle The parts of RI equivalent to what you may have on Cape Cod are probably similar in price. 

That might be your best bet.

I'd be willing to bet that there are plenty of small time developers in your market who would be happy to trade knowledge, experience and equity for your experience and services. 

They have come back asking for a rent abatement equivalent to 2 weeks of their rent.

Quote from @Rene Hosman: I would agree, speaking with a LOCAL lender who understands the area would be your best bet if you're having a hard time finding comps then an appraiser is also likely to have a hard time  Thanks Rene, will give that a shot!

In an area like Austin, I am betting you can find some great stuff for little cash.

We do want to settle in a little bit here while continuing to do our homework, but hope to get into something in the next 6-12 months.With the way interest rates are looking now and what little I see on public listings, I think a smaller multi-family that needs a little rehab would be the best bet. 

I bet your property will do well.