South East/Riverside that I haven't considered? 

Much of the growth and demand in Austin has been concentrated in the central business district, however because of this, the city is starting to see expansion into more suburban areas, including the Southeast submarket where cap rates are currently more attractive than the downtown and central business district submarkets.

In the southeast, and also the closer to the mountains you are, the more difficult it can be to assess value long distance.

I agree with others who've posted about Las Vegas not being a great place to invest at this time, and that the midwest and southeast cities are going to be where you find your best options. 

is there anyone out there flipping in Penang or Southeast Asia?

@Tyler H.Hi Tyler,I would focus on the South East or The West, (Arizona, Nevada).  

Im in Chattanooga and looking here and also in South East Michigan. 

I am full-time licensed/insured contractor myself based here in southeast-MI that takes great pride in my reputation and the work I do.

That's why I chose Florida.Your search will lead you to the Southeast & Western part of the country.I wish you all the luck.

I have a duplex in South East Minneapolis, which is an up and coming area where rents have skyrocketed in the past for years since I bought it for list price in 2014 @ 179k w/ 25% DP.