It's local government might be behind the curve a bit, but the culture of the city is changing and becoming rather trendy.  

Let me phrase the question a different way to avoid confusion -  I'd like a mix of SFRs in solid cash flow neighborhoods and some SFRs in good neighborhoods that are in the path of progress.  

We all remember the phrase "Find your freedom number". 

Yes, more challenging to find value but the trend is still solid in TX markets.I would do the following:1) Education - read up on MF investing (books, BP podcasts focused on apts, MF forums, etc).  

In an upward trend?I

It is trendy and as you mentioned gives you quick asses to the City and the Drive. 

I use negative phrasing and I sound a little naïve, I sound like Peter Falk in Colombo, you know that 70s show,about that CALIF police Lieut., that dealt with all these rich people in Hollywood accused of homicide.I love how he scratched his head, using his hands, and using phrases likeoh, by the way…Can you explain that a little bit better for me because I don’t quite get that…I know that probably makes you sound stupid, but it allows the sellers to be disarmed.If you said something like,“You know Mr. seller the good thing is that if you rent this place out you will enjoy working with your tenants collecting the rents and all that, right?”

The tenants were still happy to stay and have been fantastic tenants.I was right about the neighborhood and it shot up overnight becoming a trendy location.

If you think you want to disqualify the lookers, use general phrasing; generally, income required will be XXXXX, past credit and housing must be acceptable, ability to pay will be considered.  

She'll make you the villain every time she tells her story, which will be often.Your reputation and business will suffer more than hers "toxic tenant", I love that phrase.