I would do this every 12-15 months if my spouse wasn’t totally opposed to moving frequently.

If they marked "corporation" (as opposed to LLC) - you don't need to send 1099s.

They look rough on the exterior and most of them are located in the class C neighborhood.

The one challange is maintaining the exterior, of the home being so close to a school it gets beat up.

I mean, Texas is still a great state because of the amount of jobs, the pay that comes with those jobs, and the cost of housing here as opposed to other places around the country.However, that key word "affordable" actually has a definition to it - and that's 30% of the income shouldn't go towards housing. 

I got a quote for 8K sft retail from a construction company for around $120/sft, this includes site prep, utilities, metal building erection, exterior finishes, interior insulation etc (basically build the shell from scratch).

That's a very fair proposal in my opinion and I would definitely have your contractor do it as opposed to someone else's

Personally I did week-week leases since I can evict someone in 7 days as opposed to 30 days if month-month. 

I'm in the camp of get help from a real person as opposed to listen to more podcasts and read these threads.I'll agree that you need to be very cautious with a "Program".

In these early stages of learning and developing as an investor, I'm primarily focused on properties that may require the following: paint, flooring, bathroom/kitchen remodel, drywall, light fixtures, exterior landscaping, siding, or new HVAC.