From where I live, the price is out of my range to even get my leg in the door.

They range anywhere between 140k - 200k in the area I’m looking in.

This would be mid range and quick.3.)

The properties are worth about $220K, Purchase price was about $145K and of course deferred depreciation for about 7 years so total gain maybe in the range of $160K+. 1031 is not an option for me at this time.

I got a few quotes from real estate attorneys in our area and they ranged from about $350-$600.  

Mortgage money is essentially free right now so an extra $25,000 on the purchase price because there is a brand spanking new six burner Wolf range in the kitchen can seem reasonable.

A little frustrating, but given the diverse employment base in the DFW area, I guess it's not all that surpising. 

I am in Manassas and I am looking to do a live-in then rent with my current property which seems to be around the same purchase range as yours.

No one should underestimate the importance of diverse income streams to a goal of being able to withstand financial setbacks. 

I know portfolio in my area range from 4-8% depending on a ton of factors.