@Stephanie Meeks Thank you for the links - have bookmarked them so I can add to my arsenal. 

I'm not saying these guys are not big players in the space, but I've never heard of them.Beware of people who just teach classes as their income.  

At this time I would say no S2A is not a player.

I've found that new construction in most cases has less margins and more "professional players".If you aren't going to go ALL IN on new construction with the plan to build many houses I don't advise on it. 

Recently this market has become a little saturated with many new entrants - primarily local investors but also some national players like Sayco and Havenbrook.

Every investment property has a pool of potential tenants.In the market I am presented with, 5+ units separates the newbies with little capital from the 'players' because the new entrants generally can't get financing without the 1-4 family GSE money.

I've experienced what you are going through in the Austin market, where everyone is a player with money making offers up to $10,000 to $15,000 over asking price. 

I did go to the courthouse not expecting many players but to my surprise their were many investors bidding high.

I have heard mixed reviews about Spartan lately (big memphis Turnkey player) and the amount of time its taking them to find tenants.

Sort of like your quarterback and key player, in my opinion.We spent about 6 months interviewing PMs, calling as prospect landlord, calling as prospect tenants.