I wasn’t able to get it to play...

All the "boots-on-ground" agents I have talked to encouraged me to go for it as that it very rare to find 1% rules properties in Austin MSA and this will be appreciation play. is this true?

There are all kinds of ways to play the real estate game. 

I will update everyone as it plays out. 

When I dive into a deal other areas of the company...my private fundraising slow down considerably, then I'm playing catch up!

Plus, even though Atlanta is hot and the market is competitive, it's still a fantastic market to be in, especially if you are playing the long game.The best way to search for property depends on your strategy and stage of investing.

You will never get direct contact with them as they are just going to do the foreclosure process and let it play out.

What don't kill you, makes you stronger.  30 year old me would stress/struggle with tenant relationships.  60 year old me plays fair but has no time/worry for the trivial. 

Here's another angle... keep playing the game and make the "lender" think you intend to send more funds.

This could play well into your hands.