Unfortunately I do have a guest policy and whoever I bring in keeps breaking it. 

There's very little inventory in my area right now, and honestly after a decade of renovations I need a break anyway.

I am not sure if you have a VA rating, but if you do in Texas you can receive a property tax break.  

One of the bits of info they share is percentages of listings at various price points, and "below $1200" is one of those break points.

I have been researching this a lot lately because I feel this could not only shelter me greatly in 2022, but make or break my chance of being a full time real estate investor (which Ive been chasing for 20 years now, police dont make a lot :). 

My priorities are cash flow and tax benefits, and I’m looking at purchasing a 2/2 that fits up to 10 and is along a body of water.

In my opinion investors buy properties with break even or negative cash flow and hope for large appreciation are taking a gamble.

Usually tenants will come to you in recessionary times about a break in rent. 

Or like @Patrick Drury when your car breaks down, be your own mechanic!

The overhead is high though, so considering selling as it really just breaks even at the end of the day.