It has 2Bed 2.5 Bath, around 1400 sqf including 2 attached garage spots.

On a C class property you would go in with basic finishes like a surround instead of tiling in the bath.

Rental property characteristics can vary dramatically from street to street. 

I currently live in central Midland, TX in a 3 bed 2 bath single family home (1480 sq ft) with a value of around 305-315k and I owe 221k.

Some "dude" just saw that other grey walls, white shaker cabinets, and a white-washed style LVP sold down the street and so that is the easiest way to make a buck.  

I want to use my expertise for my father and stretch the dollars to make additional changes like new front door, adding metal awning, and generally improve the street appeal. 

If you were to self-manage one property like this like a hawk then slowly add another and another, ideally down the street from where you live, doing all the maintenance and repairs yourself in order to avoid losing money, then that could make sense. 

2017 Building, 2 bd 2 bath, 988 sq ft1.

With that being said good luck finding anything that will meet the 1% rule unless you are looking in C- and below areas.Cincinnati is also very block by block / street by street.

Be careful- literally street by street can be very different.