Essentially, is there a rough time frame that it will take me to get to 50% occupancy, 60%, 70% or whatever the average is for well-run, self-managed properties?

It is located near the wanted schools and averages about $100/ sqft.

If the net average is positive it shouldn't adversely affect your ability to lend.

I average four months to get a tenant out. 

I am a big proponent of dollar cost averaging and not trying to "time the market". 

Doing the math if you managed 100 properties and 70% of your rents had pets per the national averages. 

Out of curiosity, what was the monthly utility bill average for each of the last 24 months? 

@Steven Navarro  based on 9 other 3 bedroom units within 1 mile - they are getting on average $1400 - $1500 / month per unit - you may be able to go up a little for a brand new build - but the chances of $2400 per unit are slim to none - you can rent out a mini mansion in Clovis for less than that.

I've been looking at houses in the 150K-180K price range and the numbers look like the average rent for the area the house are in would cover all the expensive and possible cash flow too.

Work in areas where growth is occurring and the demand is good.Houston is probably a good place to be and try to start "in your own backyard" and on your first few deals just do what is the average of that area.