I'm focusing in the El Paso area but may be expanding to Austin and San Antonio in a few years.

That will help you determine which path you really want to begin, then you can focus on learning more about it.

I would also highly recommend doing some more multifamily specific research - some good resources are @Michael Blank and Joe Fairless' websites:http://www.themichaelblank.com/ (more of a focus on raising money, which it doesn't sound like you're trying to do?)

You can be successful in any market if you believe in yourself, have unwavering determination, and always be educating yourself. 

That could change, but right now that is our focus along with continuing to flip the 2-4 unit properties & the occasional single family.

I am going to focus on a cash flow property but I'm open to other possibilities.

So here are my two questions:1) when analysing a market/city/neighborhood what are the 5 or 6 primary metrics we should be focused on (price to income ratio, population trends, unemployment, etc)2) What are some suggestions for great markets to start investing in now?

As someone without the history of closed deals behind me or an abundance of capital, I am focused on what I have that will bring value to others.

“Rents will plateau in another year,” he said, adding, “Especially if we focus on supply.”

Financial freedom is of course always the goal and I am sure if done right the money will come my focus is wanting to build a legacy for my family !!!!