Also like the idea of starting to prepare the tenants for the new management approach and expectations I'll bring compared to the previous owners.

Someone has to have the legal authority to sell, in order for you to buy.  

That just doesn't feel right to me :) So, if you want to hire somebody to buy and deliver stuff to vending machines you need at least 10 machines, because otherwise the salary of a person would be too high compare to profits you are getting from the sales.

For the area it's in the rent is low compared to what I could be getting (some homes in the $1000 to $1150  range).  

Do your research, start with rentometer.com then check local listings, make sure to compare apples to apples.

I bought a 2 bed 1 bath town house I paid 25k for it I put 45k rehab is already rented 1,200 month the appraisal company says they can’t appraisal the property because I converted from 2 beds 1 bath into a multi family 2 bed 2 bath and a fully studio in the basement so they don’t have comparable home in the neighborhood plus I didn’t get any permits for the rehab I know is my fault but I would like to refi my property and move on to next one.

Fortunately, I have a relationship with a lender that will lay out my options for me and discuss openly what they can and cannot do.As I looked into this further tonight comparing to other multifamily properties near the area, it would appear that the listing price is incredibly high.

My point is that just comparing a CAP rate to a treasury yield is not a complete comparison.

@Betseat Getachew @Aaron Gordy & @Cave Johnson are right that Austin is expensive compared to most of Houston and Dallas, but since you want to house hack I would focus first on what town I would want to live in.

My real estate agent told me that I don't need A/C for that rental property because of expansive maintenance if compare to window unit which tenants will be responsible for.