I have some telling me that I can do minor repairs on the property and use a credit card to purchase materials (HVAC Filters, caulk or even paint) and my IRA can pay the credit card directly (keeping it at arm's reach).I also see where this interpretation of services versus repairs could be considered a "Grey" area and I am just looking for something that turns it at least a little darker.

Yes price tags are intimidating around here and the market can be tough.

I'd look around the edges of DFW.....draw a big circle around the DFW area and then invest just on the outside of it.I think Waco is pretty tough right now. 

Each deal is so different that its tough to tweak the proformas i do have. 

I have one client with a shared housing  pad split and those are really tough to get financing on I would refi first before you pad split.

It's very tough to get the city to convert the zoning from single family to multifamily. 

The lease option is tough to make work with your breakeven so far above market rent, especially if adding a rent credit creates too high a premium.

Any advise on materials?

But IMO, if you have to jump up double digits without a material change to the unit, you've screwed it up in the years prior.Staying on top of fair market rents is not easy for small landlords.

One strategy could be to use it to secure an investment property in a lower-cost, higher-cash-flow market—essentially, using your funds to maximize returns without tapping into that 2.75% loan.Creative Financing: While seller financing can be tough in some markets (especially where sellers still have mortgages), you might want to explore subject-to deals.