I have a W-2 Job, capital saved up for a down payment (or two), and a buy box based on my affordability.

Some of the national data sites have pricing suggestions that run both high and low.

It’s now estimated that Texas has 31.29 million residents, up from the 2020 count of 29.15 million.But Texas also ranked as the top state in the nation for domestic migration and natural increases over the past year.

DOM nationwide isn't really terribly useful; in extreme situations we will already know the national economic situation.

I haven't lived in it long enough to be exempt from capital gains, good point on that.

Longer Tenure in HomesData from the National Association of Realtors (NAR) shows people are staying in their homes for a decade (see graph below):This increased tenure means homeowners benefit even more from home values growing over time.

I am still rather new in the investing world, but I know with enough base knowledge and liquid capital of course, I'd be willing to pursue it for sure. 

The more experienced investors with more capital are buying apartment complexes and doing syndications (one asked me if I wanted to participate...I passed) in San Antonio or doing commercial RE. 

Go to small local/regional banks NOT national ones.

Typical equity build up time is 5 years, depending on your market.But can you purchase another rental using your own capital?