Later you state you purchased for $4xxk.If this is purely a retirement home investment great job.  

Anything outside of that would be pure cashflow.

However, the reality is the more capital you have the easier and the faster you will scale, to get the family RE business you are shooting for.So, I am not saying become a scrooge to where you burn yourself out and have no joy in your life, and I will tell you I still struggle with this concept, but I like to think I am getting better with it on the daily.

Think Civic...now owned by a bank...when it comes purely to rate, their cost of capital is super low and thus no one can compete. 

Right now we have 4 units which have a pure cash flow number of just over $2,000.

@Jared Aquino I am a pure investor, not a house hacker, but I am pretty much telling all of my tenants that I am an owner at this point.

I don’t flip very often (have only really done 1 pure flip, the rest I’ve "flipped" then kept/BRRRR) but I’m a former contractor and work on my properties all the time still, so not new to construction. 

Even from purely selfish perspective for the realtor, he/she should be getting you a good deal so that you will be happy to go with him/her and do more future deals or refer them out to investor friends.

One of my tenants, who is an elderly lady, rented my unit after she was informed of a $900 rent increase by her previous landlord (oh, the joys of not being under rent control).

Now backing up, if you are looking for property as a pure investor meaning you are not going to house hack the property then it is extremely difficult to buy in the Austin market and cash flow positive.