@Anthony FreemanI run out of bandwidth pretty quick trying to run numbers without using a robust Pro Forma even if I take off my shoes and count on my fingers and toes.You need to be able to conduct Pro Forma modeling to properly assess the performance of any investment Please let me know if you have any questions or need help

Those career paths generally don't respond well to gaps in your resume, if you do need to go back.

Also student loan payments are resuming in September, there goes $300-$500 a month for most people under 40. 

Look north of Houston at Conroe, TX ~ Check out this recently published article. . .HOUSTON, Texas -- Thriving and offering a robust quality of life, Conroe has fast become one of America's top boomtowns.The Houston neighbor ranks No. 6 overall among the top 100 U.S. cities for economic and population growth in a new study from personal finance website SmartAsset.

Tenant Cloud is not as robust, however, it should be more than sufficient for your needs right now, especially taking the cost into account.

I'm attending a weekly Meetup in Orange (will resume once the coronavirus restrictions ease up). 

Instead of brushing off her old resume, wifey surprised me by showing interest in purchasing/self-managing vacation rentals where we live....the Florida Keys (Tavernier).  

@Shawn Fletcher I'm not sure if you have a solo 401k plan that is with one of the larger custodians or if you have one that enables you to self-direct and has more robust features. 

We have a robust stock of small and midsized multifamily properties that cashflow very nicely with an attractive price to rent ratio.

Not as robust market as Denver and COS but your 90-100k can still do some damage.