I kept looking further and further out to find an affordable place where the commute to the city was an hour +.Out of frustration one day I expanded my search to include Hudson County NJ and found that there were great neighborhoods with multi family buildings perfect for house hacking.

In a perfect world the property will need to hit an appraisal of 120k to hit 96k @70% for cash out refi. 

From Austin, it's too far for a spontaneous getaway.  

A few tactics that come to mind are: - creating a single listing page (landing page) that captures contact info - paid social ads that drive to the single listing page What's the perfect use case for a single listing page?

@Ben Scarborough Would be the perfect contact for you connect with!

And that's perfectly okay, if someone doesn't contest your views that's going to hurt you in the long(er) run.

So if you are selling for $500k and want to purchase two properties for $250k, that would be perfectly fine.

First, if you're getting $75/month in CF ($9k/yr), and you put $110k in cash in, your CoCR is 9%, not 9.5%.Second, and this is the number that counts (% mean nothing, and will lead you to illusions), if you're getting $9k in cash back/year, and you put in $100k in cash, it will take you (if all goes perfect) over 11 years to recover your cost (cash). 

We could see the perfect storm in spring though.

Although you could probably find better investments on paper, vacancy & turnover expenses are some of the most costly parts of owning investment property, and very difficult to forecast with perfect accuracy.