First, you're going to have a consistent tenant quality on your property - people at different income levels and life stages behave differently which has the potential to increase strife in close quarters.

@Ryan OhlsIf you're interested in looking outside of the Austin area while still staying within Texas, then the research and publications from Texas A&M Real Estate Center would be an excellent resource for you.

I would say the hottest areas to flip right now are closer to the center of the city.

That being said - Nashville is a more typical city, centered around a downtown, broken out into distinct desirable and not so desirable neighborhoods.

A vacant and staged house will be the only way to go.

It's not front center but it's on the front page.  

Sounds like something I'd hear from a guy on stage in an expensive suit who is trying to get me to sign up for a HELOC at the table in the back of the room so HE can put my "dead equity" to work... paying for his lifestyle.

Cash flow above expenses $600 or 3% of the goal.3) Duplex in New Britain- Auction.com buy at the refinance stage.

@John DombrowskiI have got nothing to sell you, so that in itself should make my inputs more unbiased.....Don't buy anything anywhere now.....Wait until you actually leave SD and relocate to a new place and then buy....You are at a stage in life where you can't afford any investment mistake...

But on the flip side if they call me to change a light bulb and for little things every week, I can almost promise that the rent will be raised.It really sets the stage with the tenants, that we expect them to take care of the home they are renting like it is a home they own.