There are a lot of issues with outline payment and strange rules about automatic payments.

(Bobby and Mary are automatically ranked on the website as either 5 star buyers or 1 star buyers. these pre defined metrics could be things such as if they have uploaded their government issued ID's, how many viewings they have been to previously and whether or not they are on time or always late ect. if they have already uploaded 3 months banks statements etc) (these metrics could be anything, SIMPLE enough for the buyer to access and but super HELPFUL IN EXPEDITING the sales process later down the line) This also helps to weed out serious buyers and window shoppersAnyways, Bobby and Mary are 4 star rated and the seller is happy with that :) Bobby and Mary view the property,un-pressured by an agent helicoptering them and happy to take their and time and mingle with the owners during the process, getting a feeling if the property would be a good fit for them.

In addition to what others have mentioned regarding a shift from fly away destinations to driving destinations, I attribute a large amount of the uptick to a reduction in inventory.  

It is true that goals and business models can shift with changes in the market, your capital, your tax needs, etc., but for the "right now," pick a market, pick a property type and price range, and then spend 100% of your real estate investing energy on learning the most about that set of criteria as you can.  

Several investors I know and work with that have seen Austin progress over the years say they're seeing very similar shifts and gentrification on the historic east side, and even some on the west side.

I like the idea of getting that space "up to code" somehow and being able to automatically increase the value!  

It may even cause a shift away from that style of living if this lasts too long.

Has anybody thought about shifting to month to month leases so that if a tenant stops paying rent they can choose to not renew?

Just because you get a loan on a residential property doesn't automatically make the loan residential.

It’s ok to shift gears on your plan it’s yours.Finally you better enjoy real estate investing.