A balanced market is typically around 6 months of inventory, so a lower number represents a seller's market with limited inventory.

With $20k/mo income and zero debt on anything, what’s the limit on what I could buy?

You bet--i sent you a connect request w/my info if needed--best

- **Cesspool Issue**: While cesspools are common in your area, the limitation of not being FHA-eligible could be a barrier for many buyers.

That just tells me real estate must just be a safer bet than dental offices from an investors perspective, which is great as I'm moving away from dental.

We will also have a short/mid term lease agreement put together for renting out these rental properties with an intention to further limit liability. 

Just a short list its like 50 ways to leave your lover there are 50 gothcas in sub to. 1. the easiest for everyone to understand the sub to violated the Alienation clause in the mortgage or deed of trust and holder of the mortgage DT / Note decides to call the note due and payable and starts a foreclosure. 2. foreclosure started and the person who bought sub to has no means to pay it off or refinance it and the original sellers credit get trashed and if its a deficiency judgement state even on an owner occ like Texas lender sues original seller for the deficiency. 3. this kind of investing or acquiring assets tends to attract those with limited resources so they have no ability to fix things they decide to scale up and then it goes out of control and sellers are really harmed4. deal goes south and original seller sues or files complaint with AG. 5.

"limited access to capital until retirement age" - I don't like this statement.

Without knowing your exact situation on time, energy, and capital it's hard to limit down to a market. 

CAR forms and attorneys are going to be your best bet.