We've done a lot of investing in Texas from Detroit.Since you are already in the vicinity of one of their offices, you should check out Lifestyles Unlimited.

We enjoy the lifestyle and were looking at buying land to build a home one like some of my other colleagues are doing. 

Without changing your current life style or rent numbers.  

There might even be an increase in demand for single-family homes as people start to become more conscious about catching a disease from others.

I will do this, but i am more looking to "pay the price" for the time lol. i know many investors are very time conscious.

- ‘lifestyle’ business – ie simply intended to be run by and to provide an ongoing source of work and income for the proprietors, no clear vision for the long term future?

Personally it sounds as though the people paying the higher rent live a little more of a chaotic/disheveled lifestyle from your description and add to that their unit sounds like it will require a major turnover when they vacate.

If you as a landlord thing you have the ability to change the lifestyle habits of your tenants, you've got a whole lot of hurt coming your way.

If a major repair or a lifestyle change would totally sink a deal, then don't buy it in the first place.

However, that may not work with your lifestyle and that's okay.