I'd highly suggest coming to one of the local meetups to network with other locals that are interested in doing this.

You can also build a relationship with a good local agent and ask them to run comps for you, or in certain situations like selling a high-end home to a friend off market I’d recommend just paying for an actual appraisal.

While evaluating potential investment properties these past few weeks, I have realized that the average rent in Austin is comparatively lower and due to high interest rates and property tax, the outcome is mostly negative cash flow. 

Yes, the timeframe between getting the new property and selling the old property is high interest and 3 different payments (old property mortgage, HELOC payment, new property mortgage).

If it’s a stable population with good roads, restaurants, schools, hospitals, etc…it’s very likely there is low turnover due to high tenant retention rate.

I am currently a senior in high school nearing graduation and have a growing passion for learning this industry.

Virtually every mortgage broker* will use the FM Selling Guide for determining eligibility, or you google "fannie mae underwriting guidelines" for high level details.

The land is mostly forested with a year-round stream running through it - it's beautiful and private and was largely unaffected by the recent floods as it sits high up and consists of large hills.

I would highly encourage you to think about your family first. 

I own some small multifamilies in Concord and High Point, NC.