The best quote I’ve  gotten back is 7.25% 30yr, closing cost 5k, 25% DP requirement, 5 year Prepayment penalty.

Make sure the policy covers business pursuits and understand that it doesn’t increase your loss protection, only covered liability ( suits).

I also have the ability to take a $50k loan that would cover my closing costs.

Texas has high property taxes and the vacancy rates are increasing in Austin.

The payout on these loans buts contracts at a tricky place having to absorb some of the initial costs while waiting for the drawls to occur.

And then closing costs...of $10k?  

I thought my property would increase in value more than that; especially if an investor were to buy it. 

My realtor/PM says $0.95 to $1.05 per sq. ft. is a reasonable monthly rent for a 4 BR/2 BA property in that area, which (according to the BiggerPockets calculator estimate I did) is enough to cover the monthly payment plus the above costs I mentioned.I anticipate putting down my deposit and earnest money in the next few days. 

As long as you have reliable "boots on the ground" such as a property manager or real estate agent that has experience working with out of state investors, you'll significantly increase your chances of acquiring the right property that will generate the returns you're looking for. 

Reading Dirt Riches it is stated to find the areas where sales are increasing, and while this information is available on Zillow, Realtor, etc. what are the tried and true resources some of you have used?