Out of the the three cities you've named, I imagine only San Antonio MIGHT be able to check all your boxes, and even then you can probably give up on a fourplex unless you're willing to look into the smaller surrounding cities.Keep in mind that 2/4 unit properties tend to be built in clusters, and that usually keeps the entire neighborhood down, especially at the low price point where you're looking.Have you considered looking into places like Elgin, Killeen, or Temple?

I'm looking into growing my network in Indianapolis (and the surrounding area) as I start looking for my first investment property in Indianapolis and would love to connect with anyone who is a wholesaler, realtor, etc even if to just connect and chat! 

An 8% CAP surrounded by like properties which have gone for 7% CAP is a good deal.

The house will need one new electrical panel, a tub surround, carpets, and paint.

I am an OOS investor looking at the surrounding areas of Houston such as Sugarland, Cinco Ranch and The Woodlands to name a few.

Surround yourself with some great insurance and you've solved 99%+ of the problem. 

We're surrounded by some really cool mountains.

The cul-de-sac surrounding the house showcases more attractive homes.

I do like it here as it surrounds me with high performing people who keep pushing me, plus a vast amount of newer agents that, if hungry, can help me find deals. 

One thing with honeybees is that if they aren't managed properly hives can split and half the hive will leave and try to find a new place to live, this is called a swarm and it's literally a huge ball of bees that are all surrounding their queen looking for a new place to make a home.