What sort of cap rates can one expect for multi family - say 8-12 unit - apartment blocks in East Austin?

I am being told to stay away from these pockets even though the comps are decent because literally you can go a block and be in a different demographic of homes buyers.   

You also have a rentor with tenant damage and the need to spruce up for a sale later.  

Of course, any damages that are caused by me or the guests will be paid for by me.

Always happy to talk about any road blocks!    

That does not mean she cannot be charged for any and all damage as it occurs on the property.

We pay a college kid $200 to do handwritten notes and envelopes to 20-25 houses on the block after we finish a flip. 

@Kalen JordanThe American Community Survey provides vacancy data every year at granularities ranging from the state level all the way down to block groups, which are much smaller than neighborhoods.

My passion is to find the worst house on the block and bring it back to life.  

I have an experienced attorney but I have a sinking feeling I will never get the tenant to pay legal costs or for any damage.