@Daniel Purcell I have a 3-plex uptown that is zoned HU-MU my understanding is that I can rent 1 out through short term rentals even without a Homestead excemption.

These suburbs are being developed rapidly and 4 plex's in those areas are much cheaper than if you were to look towards Central Austin.

That was acquired at $678,000 for a 6-plex.

There is decent diversity in house stock; so you could invest in SFRs, duplexes, 4-plexes, and small multi-family. 

Or 13 Plex asking $975k.

If it's a 4-plex I'd increase those numbers because of the lack of economy of scale.  

I’m in the below 500k range for a 4-plex. 

I wanted some opinions on the market in south texas, what cities yall see booming, i've noticed the influx of 4-plexs and developers looking to capitalize and developing 4-plex subdivisions and now sitting on the market in the cities like alton. 

I have a 3 plex where the rate was just $2900 and a 4 plex that’s about $3500.

You can go up to a 4 plex on house hack.