JV's are all relative.

This tenant is extremely high maintenance and everything is a “health issue” because she has bad allergies she says but she has two cats and her apartment is a mess with cat pee and vomit everywhere.

Health issues, can no longer afford the home.

Generally, if you're buying turnkey, you're getting a deal relatively close to market (unless it's a shyster, you need to vet turnkey companies carefully) but in a cash flow market with all of the management and maintenance and what not in place.

I live in a relatively small town in central Texas with a population somewhere around 21,000.  

I was told the area is good for investment properties since it is close to the Strip and the stadium and the community is relatively newer than Henderson. 

I can relate to your goal of leaving the "rat race" and pursuing your passion for RE Investing.

On one hand they are great tenants, they pay on time and are relatively low key, easy to deal with.

I'm obviously interested in things REI related, but also tech, psychology, and many other topics. 

You can most likely use a co-borrower (relative) to help qualify for an FHA loan at 3.5% down.