In Austin right now, I'd say our sweet spot is somewhere between $180k-$250k to acquire properties.

I have read in multiple spots that you can get started with no money or credit as Phil stated in his book that he did just 3 hours from me.

Right now I'm in this weird spot where I wouldn't like to move so it would be an investment, and I'm making more money then I know what to do with (terrible problem I know) and would like to find another place that I would be able to rent out. 

Look at how many people these days are into real estate investing or starting website, there is a ton of competition and it's getting just as back as looking for a decent stock to trade.

So that might mean going from stock cabinetry to custom cabinetry to push the prices higher.  

I'm looking to diversify into some solid linear markets for long term passive income, seems like a solid spot for some brrr potential.

Either they are about to change their lifestyle dramatically or the leopard won't change his spots...

You're in the perfect spot!

Two contracts, two sets of title/escrow fees, two mortgages, two appraisals, etc, but otherwise yup spot on.

Talking to some coworkers some of them suggested an ETF or a few, since they trade as a stock and are very liquid.