your situation is very similar to mine. good luck! 

Haha this is why this situation is so confusing - many people with differing interpretations!

My opinion reviews your financial situation first because jumping into real estate or real estate investment you will need at least six months of reserves financially self-sufficient to support yourself.

If you have multiple tenants and cant keep up with their wants and needs.

Here's my situation: I have 2 rental properties.

For me it is the money and I paint myself but think hard about that in your situation. 

As soon as you go into nicer neighborhoods people are smart enough to not get themselves in a situation where they get super motivated to sell their house fast for cash and also smart enough to bring it on market instead of doing a back door deal with a wholesaler.

I'd rather not ask my parents or family members to co-sign eitherSo the question is what would you do and recommend in my situation

I don't expect anyone to live somewhere "forever" but when they stay multiple years and leave the place decent, that's contributing to lower costs even with a vacancy.Just had someone leave due to financial issues but they left the place in good condition and I was able to start showing it immediately.

I have a large paper trail with multiple inspections by their inspectors and appraisals by liscenced appraisers ordered by me and the bank as well as contractor receipts showing that I’m only half way through the list of recommended repairs from their inspector.