I don't believe they are bad investments as maximizing ROI is also important and many of those places have very healthy appreciation but if you are looking for positive cash flow we will need to stay in certain areas of Austin or head to Cedar Park, Round Rock, Kyle, etc which are still within 30 min from downtown Austin.

It does take turning over a lot of rocks and a lot of footwork and DD to find THAT property.  

I love to be active and this includes working out, crossfit (I'm not one of those guys, trust me), camping, cycling, rock climbing and indoor bouldering, networking, hiking, and anything that involves building relationships.Looking forward to diving into real estate investing and beginning this new chapter of my life!  

Louis, Nashville, Little Rock, Pickwick, Heber or whatever your favorite lake spot is and East TN.

The back of sheet rock is not non-porous.The condition of how well the tenant keeps the home is a separate issue and can be addressed with a "Notice to Cure or Quit" when you have effectively set expectations in the lease agreement.

I've classified the heat map as dark green = D, light green = C, yellow = B and pink = A.  

On a couple of notes:I know of at least 2 rock star RMLOs that would be able to help you work with you and your tenant-buyers. 

It needs HVAC work, band sill repair, it has a soft floor in one bathroom while the other one is half finished.  

The property is rock solid, but not a lot of room to gain intrinsic value thru rehab, but an opportunity to increase under market rents.

However, if the numbers are on the tighter side then forcing the repair might be a good option to use and still close the deal.I would assume that if you were able to get responses from a number of others on the site they would probably say things like I am going to list here.1) Problems can seem small and simple at first but grow larger in a hurry - it happens.2) Depending on the type of shower/tub installed in the above unit it may be more than a simple fix and get into much more money than you think - you won't know until you open the ceiling for sure.3) After the plumbing repair you could be looking at mold potentially in the joist spacing area between units.4) Depending on the length of time the issue has existed and been patched to get by you may also have damage to the wood - joists between units and or sub floor issues under the upper unit tub/shower.5) If there is insulation between the two units, you may have soaked and degraded insulation that needs to be replaced as well - good news is that rock and insul are cheap to replace.6) OR......... you may have someone open it up to fix it and its just a simple plumbing issue and is a quick and easy fix - totally possible too.Just as an illustration, I went to replace a bath faucet for an accountant friend of mine yesterday.