And I believe the demand in the Fresno area will always be healthy. 

What I’m worried about is if we will see some kind of multiplier effect here amongst the healthy sub 50 set.

The downside is that appreciation is less consistent and you could buy at a bad time, and may actually lose money if the market slides.This is why I would stay away from both extremes and aim for something that has a healthy cashflow (enough to at least break even with, after all expenses), and a good potential for future appreciation.

But, I want to be healthy and fit so I can enjoy such things for several decades.

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.

During COVID I had the following happen in the households I manage: 1) one house member loses their job and their immediately get a job b/c another house member's job needed someone.2) one house member got sick, so other house members pitched in to do their chores and cook their food and deliver it to their room so they could stay healthy, quarantined, and socially supported.  3) one house member had their car breakdown, so other house members helped them w/rides to the mechanic.