As a guest, I probably care the most about a good bed and I'm very "function over form" for the most part, but it's got to look good in the pictures to get me there, right?

I have about 20k saved right now, so not a lot of savings.

And you are right most money manager types won't advise you to hold RE because that is out of their control and they cannot collect fees under management. 

My recommendation here is to get with some Austin investors right away. 

Both tenants have left the property for the time being.

I am partial to the midwest for cash flow and good appreciation if you pick the right market.

If you have the right systems and people in place to facilitate due diligence on a property independent of the seller/owner or broker representing the seller,  then no, you should not care if an agency that owns & purchases rentals is also selling properties. 

Yes, that's exactly right. 

We are right on the lake so you get the full lake view (mountains of course as well) but we have no area for a hot tub.

All of the minimum information required must be posted in a conspicuous location inside the vacation rental or provided in a “welcome binder” left in a prominent location.