Just a suggestion: look up what a $700,000 house looks like from the outside in Bend Oregon.

Metro areas are often much better indicators to look at.Austin is only the 7th fastest growing metro area in Texas.http://www.businessinsider.com/fastest-growing-metro-areas-in-country-2016-3/#8-bend-redmond-oregon-metro-area-10

For myself and my unusual "resource land conservation credits" niche, I see a huge window of opportunity to pick up inexpensive rural TDR credits and the large commercial sites before the inevitable market demand starts running up prices.

I am finding that you get more for your money in Fort Wayne, South Bend, Goshen, etc.

Its not unusual for investors to GC their own rehabs (although not advised when you scale up) but be aware that your "subs" can take advantage of your being unsure of going rates.

If you want to survive in business under a socialist government you need to learn how safley bend, some times break, stupid rules

Elderly buyers, excited, , went to the closest realtor,  and  broker to give us  a contract (they were afraid to leave town without us knowing they were serious:(  In fact, when they entered the office and said they wanted a contract drawn on a house they love, he  (not unusual) asked them if he could take them out to show them some houses.  

I am trying to get my foot in the door but when I tried the opportunity that I thought would do this was not due able without possibly committing a crime or trying to bend the law to my favor.

I find it unusual that almost all of your criteria are for personal preferences vs which markets have strong appreciation, land lord friendly laws, least natural disasters, etc...

Building supply outlets have them...get the long handle one so you do not have to bend over or work on your knees.