I am a Landlord with 4 Rental Properties.2) Are free and clear (well I have 60,000 loan on one that I secure part of my personal residence with)2) Are on a Commercial loan (Up for refi this year) I owe 108,000 combined on those 2.

Depend on your DTI ratio, (And it may worth waiting for after your marriage so you can show a combined income) but my suggestion, is to look for two houses near Austin, TX area.

I provide my tenants with clean, functional housings, and in return, they pay rents or will be kicked out.

How would we function in THAT scenario?

If it is new and functional, it is also suitable, provided you are not investing in a pristine suburban area.

Had a combined of approximate $140K equity in three properties, and had $70K in 401K.

BUT I try to keep a positive attitude about it since I know our combined income potential.

It's possible it's my favorite drink in the world in terms of (taste + cost-value) combination!

The problem is we do not have enough hours in the day to do everything that is demanded or that we should do to function properly.

That combination can be hard to find (that actually do both well).Also with only 100k in cash you would need to partner with another investor or syndicate the deal to properly fund the transaction and account for the proper amount of reserves at the 40-50 unit level.Just a few things to think about as you are planning the transition.Start connecting with the Property Managers in your area that manage the class and size of property that you are seeking.