Cash flow in the first couple of years tends to be tricky in many parts of Austin with the traditional 20% down for a SFH, but it's definitely not impossible.Specifically to those areas you listed: poised for great growth in the coming years. 

And I am looking for a contractor referral in the area.

I'm a huge fan of the HELOC- people tend to get caught up thinking that the cash out is better because the rate is typically lower, but that's really the only benefit. 

Since VRBO is the original platform in this field (by 13 years), VRBO guests tend to be older, more mature, and less picky/entitled.......One of my properties (more rural) gets 50/50 bookings from both platforms.

Lenders do tend to steer clear of rural areas if that is your situation, but I can't be sure that's your situation without know the address ...

Referrals are great (and any are welcome in the San Antonio, TX area) but what should I want to know? 

It can go either way, but because you aren't asking that person directly, they tend not to feel pressured and it leaves the core relationship intact.Best of luck!

This tends to work pretty well.

If anyone has any referrals please contact me and I would love to network and get an intro!

The income from STRs is great, but they tend to be a bear to manage, having a good property management company in place to help you along is the cornerstone of a successful STR business.In addition to finding a good team, I recommend you educate yourself best you can about the market you would like to invest in.