Cashflow break even- If using traditional models (buy a single family home and lease it out to a single family). These do not exist unless putting 50%+ down to purchase.
Hyper Appreciation- beyond the Austin MSA 20+% that we've seen year over year? I'd focus efforts on areas that have the ability to realize the greatest returns. It's much easier for a 250k property to go to 500k than it is for a 500k property to go to 1M. The buyer pool for 250-500k is MUCH deeper in Austin than the pool of buyers looking in Jumbo loan territroy. Larger macro shifts need to happen to deepen the high end pool these shifts take years to develop. Whereas In order for your 250k house to double in value we just need the demand to continue. No demographic shift needed. Obviously this is a hyper-simplistic view of the market but hopefully it gives a new framework to your thinking?
Cashflow positive- Like I said, highly unlikely via traditional methods. That being said- I'm creating cash flow positive deals by using a rent by the room model. Putting 20% down to buy a 4bed 3 bath 2000sqft house under 400k and leasing out each bedroom for 800-900/ month. That's what has worked for me and my clients.
@Jay Sheth ok, no chance of break even ...rents are not catching up and property taxes will rip you apart lol..you can get awesome homes in any high growth area with that pricer point though within Austin city limits