Some working class neighborhoods that are more cash flow friendly in the here and now, but require more work.

DM - Boat ramp in neighborhood350k 

While I don't have any advice for you as I am in the same boat, I completely understand the nervousness.

The safety of using doing Lockbox Showings will depend on:1) Class of property - the higher they class of property, the higher the class of prospects and the less problems you will have2) All of the above is based on statistics - there may always be an "idiot" that innocently leaves the door unlocked.

Hi Dylan,You could go to W2 work for a year for an industry biggie, such as Greystar or Pinnacle (market rate properties) in Texas, (or where you are at now), for a year as a leasing agent and (boots on the ground) learn how to lease units, as well as get an understanding of how to be a first class property manager Learn things such as, how to handle maintenance, reports, people skills, evictions, cash flows, unit turns, problem residents, borderline qualifiers, flag flyers, parking disputes, physical confrontations, arguments, personal safety, etc....That would chunk out your 1st year requirement as well as put some money in your pocket while doing it.And if the economy nose dives, ride it out on the W2.Just my 2 cents.

You are likely moving away from a much better cash flow area, but Austin is world-class when it comes to appreciation. 

No need to create a business entity, for those who are truly small (just be sure to beef up your insurance, if you don't have at least a properly run LLC, which will cost you a few hundred a year - the insurance is cheaper for those with one or two places and who own a house, cars, boats or have liquid assets other than IRA/401K -- which are somewhat protected).

I'm on the same boat as you.

This is usually something like a 1 hour class that most people take and then they have to continually sharpen the skill throughout their career as well. 

In Class C areas we offer a 90-Day Tenant Replacement Guarantee - not to be confused with a Rent Guarantee - where we will not charge an additional Placement Fee if a tenant doesn't pay their 1st 3 months of rent and we have to evict them.