In fact there's actually some advantages to the DST route.

You can always save more money by buying something to live in such as a Duplex/Tri-Plex and taking advantage of low to zero down payment loans.After you have lived in the home for a specific period of time you can rent out all units and move on to another primary. 

I am not sure if I should be paying her 3% commission for trying to take advantage of me for being out of state and thinking I wouldn't follow up on things. 

If so, you plan is a bit screwy since passive income is generally considered more advantageously taxed than active.

While upgrades certainly give you more curb appeal and a potential advantage over the competition you need to ensure you are not putting too much into a home. 

When the wrong kind of tenant (you know, those who blow up over minuscule things, are quick to name-calling, and in many other ways embody grown-toddler tendencies) is in a bad way, it is perhaps a gift from the gods allowing for a rebalancing.

Midland can be good if you buy correctly (now may be the time) to make it breakeven/positive during "down" times so you can take advantage of booms.

Advantage...individual investor!

The advantage is I have full control over the process and can and do work with those customers with abnormal circumstances.

Totally agree with @Steven Wilson , get a property management company run your rental. and just another advantage, a property management company has the benefit of being viewed and treated as a professional entity.