My CPA connections unfortunately are focused in Southern California, but you should reach out to @Michael Plaks on this site, who is based in TX and is an excellent resource for investors (https://www.biggerpockets.com/...).

Why not check out the excellent response that @ Nathan Gesner offers almost weekly to folks on this forum that ask this same question.

Find a good mortgage broker and ask them to help you understand your different loan options, and the advantages/disadvantages of each (a good mortgage broker will be happy to help you with that, and can also help you understand why you qualify for certain amounts, and what you'd need to do to qualify for different amounts).House hack a property every year until you hit your limit of conventional mortgages (usually 10), and you can build up a pretty excellent portfolio of RE in ten years--especially if you do thorough analyses, thorough due diligence, and buy the right properties in the right areas!

I love the financing, still historically excellent terms and a nice rate. 

Use Excel STR proforma template or variations of this.

You may need a property manager, a maintenance worker, and a contractor before long.The secret to many out-of-state investors' success is finding and hiring an excellent property management company.

Driving for Dollars is an excellent way to find motivated sellers!

For mold remediation (air quality test in livable areas came back acceptable), sump pump/french drain, vapor barrier and some jack post installation, it’s going to cost me between 12k-16k.

example:freshbooks, freeagent, personal excel sheets.

This is excellent advice, i know that at this point i am prepared to make an investment at 25% of the property, doing this would make the numbers work but it does seem like there could be a lot more potential in another market or area of San Antonio.