Surely you would consider these things more than a "shiny object of distraction":-Extremely rapid population growth-Extremely rapid income growth-Growing tech sector-Concentration of educational institutions-High quality of life (high scores for food, weather, leisure, music, parks, etc)-Relatively low cost of living (compared to other high-income metros)Underwriting with appreciation and rent growth in Austin is not speculative.

The landlord(and family) would move from one tenant's place to the next, eating their food, using their stuff, sleeping there, living off of the tenant until they paid to get the landlord out of their hair...

You have to take this with a grain of salt because its probably based on a high down payment, long term, and a unrealistically low loan rate.

Food waste should be scraped into the garbage.

Bottom is mini-fridge for beer and wine, plus a blender for margaritas.Big black storage cabinet in kitchen for winter coats, or food, vacuum cleaner, or whatever.I think the knotty pine with a soft sheen, and the black cabinets with a soft sheen work well together.Note: Right click open in a new tab is a bigger picture.Just my 2 cents.

I just put them in my current flip, I put a food grade polyurethane on them before install because this eliminated the need to seal them regularly.

@Charles Mitchell Take this with a grain of salt as I have zero real estate experience.

Also just food for thought $3k was one of the lower bids that I received others came in at $5 and $6k.

All thats left are shrivelled PRUNES.Investing education must be taken with a grain of salt. 

Just some food for thought.