As well, the type of property and project may come into play (i.e., residential vs. commercial property; improvement vs. new construction).  

I think it would work better as an active forced appreciation play shorter term than a passive cash flow play longer term.

The reason why i am pursuing this career is because my father passed up his own property management company to make sure he never missed any sports games us kids were playing.

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I have seen that play over and over in these D class areas of the country... its a specialty and a skill to own and manage them and get them to actually produce income.. with 14 doors in one spot in a D class area you will probably have one eviction going at ALL times .. so think it through there is a reason these properties end up like this.. and many times its not the owner its the demographic and tenant base that is basically unmanageable.If the above is something you can do.. then it seems like a pretty decent deal. what I did in the 80's when RE was dog tough.. 18% interest rates..

This is also a great time to enact things for tax savings during that year rather than playing the "If Only" game in the spring.If your tax preparer doesn't offer tax planning sessions in the fall, find one that does.  

From slamming the door every time she came in and out the house to playing loud music 24/7. 3 years after buying we finally decided to sell the house.

All in all I think your situation can be summed up in the sense that it doesn't make sense to invest in this area (austin) without an almost speculative appreciation play.

If I was a full time investor (time wise) I think there's a fairly huge play in Milwaukee for the Cashflow play, minimal appreciationsPing me if you have questions about the neighborhoods here in the cities.

The local listing agent and property preservation company will have to agree that the new damage is actually new, so it's not easy to get away with bogus damage.There are some games you can play with the contract to get more than their 48 hours, but not a ton more time - usually another 2 days max from my experience.