I gave PM margin as discount to my tenant, to minimize vacancies.

I've been looking at possible SFH (for quicker turnarounds and easier maintenance as well as management), either HUDs or other distressed properties, but with my analysis have been seeing that the cashflow is extremely minimal.

I'm comfortable generating a return of over 12% cash on cash, 20%+ IRR while developing unique ways to minimize risk, providing high-quality rentals to my tenants, and sleeping well at night.I have friends who buy and flip 20+ SFR rentals in Detroit, deal with unsavory people, but likely generate over 60% returns annually. 

The tax appraisal isn't always a good indicator, but in this case, it sounds like it's way too tight.

Defining Industry specific Key Performance Indicators to define alerts makes the Alerts of real use.An industry specific example of FMCG sector will have certain KPI’s like Territory coverage, Productive / passive retailers, Inventory Management, Primary Sales, Secondary Sales, Reporting, Targets/Incentive, and Revenue. and you can get best service by this software like MR Reporting software and Sugarcrm custom appsThere can be endless customization on these alerts depending upon the company needs.

I have a bit of information on what I might be eligible for, but it would be great to hear from someone who will know nearly all the answers.Zachary,  Cedar Park is nice, but I work north of the city and we are hoping to minimize the commute.

As @Joshua D. indicated you may want to look at the BRRR strategy.

I believe all of this together minimizes risk in whatever venture one chooses.

In my experience getting a VA loan on a fourplex was no more complex than getting one on a duplex, so if your lender indicates otherwise, find a new lender.

You can also look for what is called a form based code and a good indicator of development, few cities have these, but they tend to bring about big change.I hope this helps, I tend to delve into this stuff on a daily basis because I work in Urban Planning and Urban Design.