I met the seller who does the occasional flip.... good to keep her number handy in case I am looking for something in the future... and apparently her dad has a small construction company, so thats handy if I need to possibly get a price on some repairs or remodelling that I don't want to tackle myself. 

I only occasionally make my way up to Denton, but if you need any intel about the DFW area in general, don't hesitate to ask. 

We look at (and occasionally help fund) deals all the time so feel free to reach out with anything you find and will be happy to give you our perspective. 

If I were to do it again, I would find a home with an in-law unit to rent out—probably on AirBnB, which has been great even as an occasional thing.

Plus, we all fall on hard times occasionally, so perhaps the situation was just temporary and the tenant will have no issues paying the rent from here on out.

Alternatively, my more specific is Malden and Everett which has direct access to trains and buses and you can find 2 families for the same price range and an occasional three family with work needed.

I like the idea of a 4 plex I rent out 3 units and use the 4th for myself/family/friends maybe occasionally vacation rental. 

One full time guy can handle 30 with occasional outside help.

I'm no better at handling this stuff than you are; I need someone to occasionally give me the same advice. 

(Having said that, I have occasionally lent 100% but the circumstances are unusual and rare, and never with a beginner.