You really want to do a cash out refi when the property has appreciated in value. 

Use Zillow and rentometer.com to get data and analyze a few from your home to see what type if returns there are.If these meet your investment criteria then start looking in person.

I'm talking head down, nose to the grind stone, geek out sessions where we develop in depth and thorough spreadsheet checklists and systems for data organization.

So far there’s a couple different softwares I’m going to do a trial on to compare as I’d like it to be simple and functional, but also provide accounting data.

I'm talking head down, nose to the grind stone, geek out sessions where we develop in depth and thorough spreadsheet checklists and systems for data organization.

AIRDNA rentalizer has some data that can show you how much that would generate per year.

You might want to verify your rental data with actuals rather than calculators, in case the rent market is already starting to catch up.

Finally, you have a new asset in an A+ market like Austin, which could keep gaining in value for decades to come.

Might I recommend a very VERY over looked area poised to explode in value and produce a better cap rate in the meanwhile.. 

I'm looking for rental income but I can sell at any time and should get back everything I invested (at least for now) Define "similar properties".Just because you add to a property doesn't mean the property increases in value over the ARV's in the area.