However I have placed back up offers many times usually I never get it but occasionally I will get a call hey first offer did not close your now in first position.

There are a few ways to find (or at least try to find) cash flow positive MF properties: 1.MLS 2.Wholesale 3.market yourself 4.Network with other investors. 

After running the numbers with all of the expenses and assuming I can charge more in rent on the renovated side, I have determined that it is a good deal and could even have positive cash flow after some more renovations are made to the other side after the tenants move out. 

If this is the extent of your support, then I stand by my position that appliances are eligible for the de minimis.

First, I commend you for taking the very first step in your real estate investing career...and that is reaching out to experienced investors on BiggerPockets for advice and guidance.Second, you are in a great position with your credit being the way it is, the money you have saved up, and the increase in salary at your job.What I would do if I were you is to take this time (since you've been in it all of one month or so now) to learn everything there is to know about real estate as it relates to the niche you are trying to pursue.

All seem to run the normal 90% of purchase and repairs up to 70-75% ARV and will take first position on the lien.  

I am interested in rental SFRs in Austin - because of it's foundation in tech as is mine, because I'm interested in appreciation more than cash flow (still positive cash flow is a must of course).

I've been in your position when I was working within M&A and sell-side equity research.

I understand the position of the IRC & IBC - and here, the National Building Code of Canada - and you are correct.  

You need to find properties that will produce positive cash flow without having to buy it with your own cash.