Your best bet is to find a 4-plex that is in an area that is currently being gentrified. 

If she doesn't have the first months rent and deposit right now then all bets are off.  

This is consistent with the price history in Austin for several decades.That being said, the Austin market is not a great fit for my financial goals, because investors here are betting on backend returns, and foregoing cashflow.

I feel like the area I invest in is much safer than St.

An added plus is that you postpone rehab costs (I bet there will be some when they move out.).

What would be the best way to put the word out that I am a safe bet to earn a return on your money because I an experienced investor, completed 40+ deals - I have a second business that provides 6 figure income in additional to 25 cash flowing rental properties. 

Shoot, if the deal is good enough, and you're knowledgeable and professional enough to convince a private or hard money lender your deal is a great bet, you might get 100% financed. 

Honestly, your best bet is going to be paying an agent to go look because they should know what they are looking for and know the areas well enough to advise you. 

Here is whats on my list:Gresham Park, Grove Park, South atlanta, DecaturIs OTP a safer bet for a first time flipper? 

My bet is that the state stops Austin in its' tracks on this one.