This is my first go round this way, any insight or advice from those more experienced? 

I'll start out by stating that I wanted to focus on the area (Round Rock, TX) and nearby for investing but given my circumstances I'm not sure it's in the cards right now.

I am looking for some help from BP members in the Austin/Round Rock area to get cash out refinance broker contacts.

Hi BP,I grew up in Round Rock, TX and went to University of Texas at Austin.

On the side I operate one year round rental unit that used to be my primary residence, a condo in Breckenridge, and run a home repair/remodel operation in my spare time. 

We have been doing direct mail for a few rounds now.

This does not suggest any sort of recovery in the economy, and frankly, it suggests that house prices are being propped up with investor money, that is bidding higher and higher.I cannot believe for a moment that this is sustainable, especially since most of these investors are leveraged up to their eyeballs in debt, and if the market rate for rent goes down, there will be some extremely sore investors out there.However, it is nice to know that when the market corrects again, our strategy of building a war chest for failed investment properties will make us a good return in the future as it did last time round.

Loads of deals are carried on the wings of friends and family rounds.

@John Matthews That's a nice workout commute, 46 miles round trip, and nice that is by the river.  

After a few rounds of writing business plans and performing deep dive market research with the intentions of spinning up a startup together, by chance we discovered that we both share a great love and interest for Real Estate.