I know it would definitely sour the relationship between me and the old bag (pun intended)

We want to plant physical offices in each of these markets and take over like a freeeking virus no pun intended here.So we do need team players.

You already have some tools in your toolbox....no pun intended.While you wait for feedback and mentor connections, below are some links to get you familiar with the site.Now, you simply have to work on the other elements to progress your REI pursuit.Ok, now that you have taken your initial step, below are some quick links to get engaged. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meetSetting up Keyword AlertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/invitesREI books suggested by BPershttp://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

Since traffic isn't that bad in Beaumont, an investment in "Old Town" or a similar neighborhood would probably be a safer bet for your daughter, pun intended.

I have a unique tenant situation, to say the lease (pun intended).

No pun intended

Does the rise of self employed workers driven by (no pun intended) companies like Uber, Lyft and other app driven service jobs pose more risk than a standard 1099 applicant? 

(ya'll like that Texas pun right there?)

One over riding (pun intended ☺️) issue for all is liability. 

Do not chase deals, that is a sure fire way to get burned, no pun intended.