Inventory is now very substantially above the extreme lows seen in recent years, when inventory in the Austin area fell below 1 month (very extreme imbalance between demand and supply) for a sustained period.Kendall Garrison, CEO of Amplify Credit Union, recently said, “The good news is that we are moving toward a more sustainable level of inventory, which will provide price stability for sellers and more choices for buyers.

Once the tenants vacated, I realized I severely underestimated the amount of wear and tear the property sustained after they've lived in it for over a year.

In 5 years: $100 x (1 + 4%)^5 ≈ $122 or a 22% increase.In 10 years: $100 x (1 + 4%)^10 ≈ $148 or a 48% increase.Unless your rents increase faster than inflation, you will not have the dollars to pay inflated prices and sooner or later you will have to go back to work.The key factor for rent growth is significant and sustained population growth.Sufficient to Replace Your Current IncomeYou will likely need multiple properties to replace your current income.

Unless you have very high income, you won't be able to sustain anything.

Once the tenants vacated, I realized I severely underestimated the amount of wear and tear the property sustained after they've lived in it for over a year.

Even looking at gross cash flow you are at -600/mThat is hard to sustain.

Each property should not only be as self-sustaining as possible but also, ideally, contribute to your income.

When 2 out of 11 investments go completely bad, it can't be a sustainable model for investors.Good luck,Glen

In a city like San Antonio, with a serviced-based economy, where over 50% of the population rent, and 17.6% live below the poverty lie, this creates rent-to-income spatial mismatch that's not sustainable. 

One strategy for acquiring a coastal vacation property or future primary can be to secure and operate the property as a mid or short term rental to help sustain or offset the investment.