I also need to be able to track the results of the direct mail campaigns and keep notes on conversations with sellers, set reminders for follow up calls, etc.I guess what I need is a CRM that can do all of this in one.

I think I've got a great deal in front of me but haven't done a Condo Conversion yet...  

Ideal central location (with new Class-A all around), very nice neighborhood, good bones, easy conversion from 2/2 to 3/2 units, good rent comps, high potential rent increases through capital improvements, no title issues or liens conveying clean title and warranty deed, well-liked long term month-to-month tenants paying well-below market rents.  

The market does seem inflated to me in Austin as well but I don't have any experience to base this on besides conversations with friends.

The rehab loan is called homestyle renovation loan and based on conversation with one lender yesterday is only given to seasoned investors for out of state investing.

In a recent conversation with Tim Macy out of San Antonio, TX I learned more of the value of this Network. 

Im about 50% done a conversion from a SFH to a duplex, i have done 90% of the work...I'm now learning, if its going to take me 3 months to do it all my self, thats about $3500 lost from it being vacant.. so i may as well spend that amount to have it done in 1 month have it rented sooner, sooner money is in my pocket, and i didnt need to do anything and can spend time with my family. 

We should connect offline if you want to have a more in depth conversation. 

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In this case, just ask them to call the listing agent and have a conversation before sending the offer.