From what i can see the numbers start looking good at sub 7 GRM. but yes horses for courses when it comes to real deal. 

Keep in mind anything you do for one tenant you have to do for all of them or you risk explaining why you allowed a (insert race/religion/nationality etc) to pay half month rent and why you didn't allow a (insert race/religion/nationality etc) to do it next month.

We are determined to get out of the rat race and create a better life for our kids.

I don't mean to be so negative, but you are painting a picture of a unicorn, you sound not to be funded enough if it turns into a horse and if it is a donkey you are in deep trouble.  

I'm trying to get back on the horse and make that jump.

Have the same tenant for 3 years, 1 single person with 3 horses and 2 great dane.

EnergyNo state taxesPro-businessPanama CanalPort citiesCoastal areaFarming area (farming was huge last year)Cheap foreign laborTech hub (Austin)Conservative politicsReligious coreHighway access (transportation)Centrally locatedYouthful and energetic (Austin, Dallas)Higher ed (UT, TCU, A&M, TSU, Baylor etcEducation (13-15 students per class)Cultural significance (New dream state)Affordable housing (American dream)Raw landSports (hunting, fishing, racing, NFL etc.)Theatre and artsPoliticsThis is not all inclusive but Texas ranks high or top in all of these areas compared to other states.

Question is do I have the cart before the horse?  

Even if I can't find a deal I can just sign a month to month lease on an apartment and still come out ahead.Now the race to find a deal and prevent my own homelessness starts.

My goal is to exit the rat race in 10 years.