Our credit and LTV is great but more down-payment would be an issue.

Since your name is not on the lease likely, that could be an issue. 

Ways to Achieve Buying a Property in TylerYou have several options to consider if you want to invest in Tyler without a 20% down payment:- FHA Loan: If you're willing to live in the property for a while, an FHA loan might be an option.

@Arina AlexiucI've had a lot of success in Southwest Florida, which could be an option for you.

There may be an opportunity to do this as a blanket loan. 

Feels like Partial 1031 Exchange would also be an opportunity, correct me if I'm wrong @Dave Foster, if you continue to rent out the property after the sale. 

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As well as coffee shops like Bottoms Up Coffee are moving in and small microbreweries like brew dog and Land Grant.

Could that be an option?

I think the BRRR strategy would be an excellent option as it provides several positive exit strategies.