However if I factor in property management cost and gardener fee, I am in the hole closer to $300 a month.

They do make good suggestions and give insight though on how to drive your score higher.

He was real and touchable to the people he encountered.I want to have his drive and knowledge.

Your property inspection would turn up any issues relating to mold.In another words, you can factor in an extra $1000 in inspections for these areas, and include that either in your renovation or your fixed costs when analyzing the deal and coming up with your maximum purchase price. 

Stockton is block by block and you're best bet is to drive those blocks. 

It is in the Memphis area which has a decent vacancy factor and I might just continue with a one tenant space. 

Every economic cycle is different and it is highly unlikely that we will see the same set of factors that created the housing crisis in 2008.

I have seen some recommend Southstar and that might be a great option but they don't have a San Antonio branch so making the initial deposit to open the bank requires a little drive 50-60 miles.   

I am an investor first myself - having been around managing multi-family properties since I hit 16 years and could drive!

This would drive your NOI big time.