Very healthy discussion.

Remain at a healthy leverage point and have the cash reserves should something happen, that goes for whatever your real estate goals are. 

Regardless, I have a healthy understanding for when and up to what point you can manage something on your own before you should turn to other resources, and I think I'm at that point with this issue.

Although I would not be as stern so I keep healthy relationship between myself and the tenants so they will be more likely to take care of your property. 

Probably putting down around 150k-200k down payment on something in the 300k-400k range.Preliminary numbers show a positive cash flow of 1000-1200 per month on the rentals, this includes property management, big TX property taxes, insurance including healthy umbrella.

They will be looking for very nice, safe places to live and raise families with a nice vibe for young, healthy, active professional people. 

That doesn't mean they are "updated" but it's in everybody's interest to provide a safe and healthy environment for the tenant buyer.One property I bought in Mesa is a 4 bed 2 bath that I had my guy cleaning and on the second day of filling the dumpster, someone in the neighborhood was walking by, saw the house and two days later was putting $25,000 down and the first month's rent, he chased my guy out of there ;-) and he finished filling the dumpster himself.

You want a healthy balance of cash flow and appreciation.

A loan commitment from a HML is probably acceptable, along with a POF from you for the down payment, along with a healthy EM.  

Keep malice out of your next moves with your parents and try to re-establish a healthy relationship with them.