While smaller towns in Kentucky often have lower price points, which means less capital is required, there are limitations to the profitability of these markets.

The appeal of student housing to rental investors lies in its ability to provide a steady income stream, especially in areas with high enrollment growth and limited new construction.Given your experience and the quality of your properties, you should find a receptive market among rental investors.

A $30k down payment is going to DRASTICALLY limit your pool of buyers.

Only reason I've been doing it is to get 0% business credit card limit increases.  

New construction in the city limits is increasingly hard to find and increasingly expensive.

Your options are limited. 1. 

Aloha Jose, as many have mentioned based on the limited info you gave there shouldn’t be any issues finding a lot of lenders.

By diversifying, but still investing in the most promising deals, you limit the possibility of a devastating loss without limiting your upside.  

Don't limit yourself to the San Antonio area, you may not find one! 

If you have a credit card with a high limit or a line of credit on the existing duplex that might give you some wiggle room.