If her health is so bad, why isn't she moving out immediately? 

Rent around $2,000If we put 20% down payment, and assuming expense is 40% of rent and loan is 4.75% for 30-year, thenDown payment = $40,000NOI = $1,200 / monthPrincipal reduction = $2468 for year 1Cash Flow = $4392 for year 1Appreciation = $8000 for year 1ROI is a very healthy 37% for year 1, and will increase in subsequent years.I understand if we buy cheaper houses (let's say $100,000), then the ROI can be higher.  

& of course people I'm around stay healthy! 

Soooo, multifamily investors are not somehow magically immune to comps or market forces as you seem to claim they are. 

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.