It sounds simple but lot of work is involved.

Many lenders offer flexible financing terms for investors.Do you have any properties in mind?

According to this Gallup survey, real estate is the most trusted asset class no matter the household income level of respondents. 

I’m open to both, short or long-term, in Austin or the surrounding areas (mostly considering San Marcos).

Doubt it makes a noticeable change long term. 

When I’d reach out, I would simply say something simple like “I'm looking for fixer-upper houses and can buy it off market for an on market price.

Here are some additional activities that count, toward real estate professional and material participation hours.Research market for real estate transaction opportunities; current office market rates; terms of financingMaking offer contracts for properties that you end up buyingNegotiation for acquisition of rental properties that you end up purchasing; including directing due diligence and managing financial projections/business plansObtaining financing for properties that you purchaseProperty inspectionsAdvertisingMeeting with Prospective Tenants/showing properties to prospective tenantsNegotiate, obtain, & review proposals and contracts with vendors (insurance, utilities, etc) for property servicesReview and Negotiate The Terms of Sale AgreementsStaging and Decorating3rd party contractor, vendor, or service provider supervision

Long term podcast listener but just started reading the forums! 

Through a quick google search I came across the term "Transfer on Death" (TOD).

Call your servicer to start the conversation, the terms are dictated by conventional loan guidelines so this will be what is applied:https://servicing-guide.fanniemae.com/svc/d1-1-01/evaluating...