If you are conservative want to count on the income as pension you can cash out the balance and expect several K income with tax and insurance obligation.

Just be conservative in your numbers when putting it together - any property can look good in there if you make it so...

I am definitely motivated to jump in as soon as possible, but the conservative part of me controls the money and would hate to see it disappear.

I think you are assuming a little high on the maintenance costs but it is better to be conservative so I kept it all as you posted. 

@Ryan Proffit Its just about break even right now to be honest (it was a beast before the refi), but I am very conservative with my numbers, for example I just installed two new boilers and new kitchens, appliances, gutters, windows but I'm still accounting for 10% cap ex.

I am moving most of my money into more conservative investments in the economical environment we are in.

If you had true numbers that are realistic /conservative you’d have much less cash flow and a better idea .

Worth or Denton but have been considering starting the hunt - only fear is I am just not as familiar with the areas as I am in Dallas now.Really looking for simple, conservative investments that could be bought and held (1% 'rule') in places where I'd have my family live. 

A more conservative number would be 37k. 

That brings their total return up to $64,400/yr or a return of 47.7% per year (I know, I know, I didn't factor in the increasing cashflow - I did that to be conservative).