It charges my heirs full price for property taxes on my rental property. 

In Charleston, for example, we have less than 1,000 single family homes available for the tri-county area.

Austin will be a bit challenging since the values / cash flow potentials are tough, even 2/3/4 unit properties fully leased up can be negatively cash flowing with traditional long-term tenants - you will see some duplexes like this around, but a for-sale single-unit property rented out on a long-term tenant will likely be rare since it would need a buyer comfortable with either all-cash or super super low leverage purchase or comfortable with negative cash flow

Safe the $1500 attorney charge to do exactly the same thing.  

Single family flips are often getting 30+% returns in the matter of months, not years.  

I have regretted every single house we have sold over the past 30 years.Refinance and work with that $52k.

Those #'s can change drastically, if your Dad is carrying the paper (loan) and giving you favorable terms, or not charging interest, etc.4) There is an option of converting the garage into an ADU, or adding an ADU over or adjacent to the garage.

I am narrowing down my decision to buying a duplex in College Station(where I will be going to back to school in the fall) and renting out one room then both once I graduate or a single family home in pearland, which I will house hack for a year than turn into a long term. 

(Plus a Bette run property that may even collect more in extra rent than they PM charges.) 

Cashflow is good on the single (1200/mo) and ok on the condo (400/mo).