We are also in an area with a low entry point for home buyers so someone thinking of spending $2000 or more for rent is also in the market to potentially buy a home as well which makes the "higher" end rentals a bit tougher to fill except for folks that are building their Dream home and not done yet or in OKC for the short term for a job or family situation.  

I'm struggling finding a multi family home in a decent price range of $150-200k in Leander or north Austin, TX area.

cash-out refi ???

This suggests that while the market remains robust, buyers are exercising their negotiation skills.

It's just a matter of finding those deals.

Do y'all have any advice relating to how to have more reliable estimates and how to find sub-markets in areas?

Realtors, owners, buyers all have gotten burned.  

At that time, it is the only house I was qualify to purchase How did you find this deal and how did you negotiate it?

Just you considering it means that you need to FIND A PROPERTY MANAGER TO PROTECT YOU!

So, if you didn't pay your municipal utility bill and the municipality slaps a lien on the property the buyers could come back and hold you responsible for that.