I have been investing in Toledo, OH since 2009 and owned 2-12 unit buildings and find they are way too hyped (read lots of guys from BP want to pay too much for them) and the reality is residents in Toledo are ultimately seeking a house with a yard and a garage so as soon as a resident improves their financial situation they move into a house.

You should build versus buy.  

Basically, if you are committed to this investment thing, you will need to make some uncomfortable/hard choices to eliminate the credit card debt and lower your monthly debt.Once that goal is complete, you can begin practicing habits to live below your means and start building up your savings. 

You need to build your team for your real estate investing business.

The ability to generate money for laundry at a 2-4 unit building is totally dependent upon the tenants you have.

Build up that war chest.

Personally, I like "light" value-add and "core plus" investments that are larger buildings.

You want to build a good relationship with lender.  

Our buildings all have tub shower combos that are standard 60” length. 

You are in TX so you have the ability to buy decent turnkey new builds in San Antonio right now, with less cash flow up front, but hopefully scalable appreciation.