These houses sold for $100k+ in the past so there is space for both cash flow and appreciation.Inventory is getting tight in my target burbs so I'd say move now and see how it goes, it's a small bet at these prices.

Don't have any insight into which areas to target or which to avoid, sorry. 

I was hoping to find some resources on if targeting probates are profitable?

(Local banks in the market I'm targeting offer about the same rate).If I bought all cash, would it be possible to refinance at a better rate after establishing a record of income from the property?

But I may also not be your target audience.

Would you look for a flip in Hyde Park or target multi-family down south in San Marcos?

Education is key.My only suggestion, is targeting property owners a bit more specifically (if not already).

The Agent you want to target, is THAT agent.  

When you are looking to buy a home via owner finance you want to target homes with no mortgage on them as the sale can activate the due on sale clause.Also look up the term "Subject to" as that has to do with the seller keeping an existing mortgage but selling you the home.

You want a firm handle on both rehab and remediation costs because your target buyer is a rehabber.