Each turnover (full hotel quality bedding on 5 beds / 4 baths) is at least $80.

I want to purchase a good quality car, near new (not brand new), so that I do not have to worry about buying another one for at least the duration of time I plan on aggressively investing to achieve about 12k a month in cash flow, over the next 12 years.

Anything less is truly not cash-flow.You want to not buy based off just intrinsic or cash-flow centric but the qualities of the property and the area.

Assess the quality and experience of the management team or consider outsourcing management duties to reputable firms.Market Oversaturation: An oversupply of similar properties in the market can depress rental rates and occupancy levels, affecting your investment returns.

Anyone have any recommended providers in Texas that you've worked with that are good quality?

Also, are there other things I may not be taking into account, other than "quality of life" issues?

Prices are all over the place and so is quality.

From a quality of life perspective you can't beat living in Saratoga.

Reliable, quality work at a reasonable price.

Quantity of income (amount of NOI)Quality of income (likelihood of NOI)The former is harder to collect, but the latter can be public data.