Buyers need to understand that there is a supply & demand.

In other words, the rental increases we've experienced in the last 24 months are not "speculation" but based on lack of supply and driven by intrastate migration. 

I have seen this problem rampant in UT as well with low appraisals and I bet all across the country just due to the fact that supply is so low and demand is so high we are appreciating so quickly that appraisers cannot keep up.

The supply isn't crazy here it seems and I've recently had a significant amount of my income (30-40%) start to come from tips.

When you have the huge population increases we have in DFW it is going to be very difficult to not have some issues with keeping the supply in line with demand.Collin County is expected to double in population from 1-1-2017 and 1-1-2030.Since many of these projects are so large when they come online there will always be hicups.

There are an unlimited supply of trails to hike and several rivers to kayak. 

Unfortunately there is probably a small disclaimer in the contents about the fact that they need to check their state laws and the party supplying the  information is not responsible for anything the purchaser of the information does or doesn't do.

The truth sign I see is, extremely low inventory in most cities everywhere in USA, that being said, huge demand and very little supply.

I am from Paterson, i don't want to invest here but worst case i might if I can get it cheap/ now i know the supply is limited i understand that but i wouldn't want to overpay for a property cause you will be in the red already. cash flow is more important to me, i will form an LLC when buying the property. with high taxes will buying a property here to house hack make sense still?

Go down to the local supply house, lumber yard, hardware store, etc and ask for the manager.