So I had a windfall and can sort of "semi retire" with a part time low stress job. 

You're buying low quality assets that are not going to appreciate like you want them to.

@Rishika Garimella I am a local home inspector and investor in the area. i think Austin is a sleeping giant right now. the rates are really scaring away buyers. but since competition is so low right now, its a great time to snag some property while its not being ripped apart by investors. i think the hutto manor area is a great choice, once that freeway opens up that connects taylor to round rock, it will definitely become a point of interest.

Keeps costs low and guests satisfied!

Because so much real estate in the US or Canada wouldn't be profitable without ultra low interest rate (as many investors are discovering lately), we are obsessed with getting cheap financing.

@Andrew Steffens Yes, low data definitely makes it riskier.

Does anyone know a lender willing to lend on 40k with a day out of foreclousre up to 50%LTV with a low 500 credit score?

While you might find a lender offering low down payment options, you'll still need cash reserves for repairs, maintenance, emergency fund (ideally 3-6 months of expenses), etc.

Looking to cash flow on low entry homes in some pretty nice neighborhoods close to where I grew up.

If you had priced it 50% higher, it would probably be sitting vacant several months later.We have a property near several low-income apartments.