While evaluating potential investment properties these past few weeks, I have realized that the average rent in Austin is comparatively lower and due to high interest rates and property tax, the outcome is mostly negative cash flow. 

Yes, the timeframe between getting the new property and selling the old property is high interest and 3 different payments (old property mortgage, HELOC payment, new property mortgage).

I like to provide the fix and flip opportunities to local investors, and the stabilized cash flowing rental units to both local and out of state investors who are looking to add this type of product to their portfolios, as there are several, high quality full-service property management companies in the area. 

Virtually every mortgage broker* will use the FM Selling Guide for determining eligibility, or you google "fannie mae underwriting guidelines" for high level details.

The land is mostly forested with a year-round stream running through it - it's beautiful and private and was largely unaffected by the recent floods as it sits high up and consists of large hills.

I am currently a senior in high school nearing graduation and have a growing passion for learning this industry.

TOH, location, age/quality of the assets, etc...

I own some small multifamilies in Concord and High Point, NC.

Their lease is up for renewal, and contains one Option to renew, which they've notified us they want to exercise.  

(I also would like a loan that doesn’t require a high down payment).