I don't have enough down payment to afford a high quality commercial property, and I am afraid of sinking too much money into a low quality one.The last loan will close with First Bank of Plano.

You won't get an offer accepted, and if you keep doing it, you'll end up burning out a real estate agent who works with you.You're absolutely not going to find a deal in that area on MLS in Frisco/McKinney/Plano.

One thought which might be helpful to you is to move further away from the major metro plex areas like Plano, Dallas or Fort Worth.  

Are there any in REIC locations in the Plano area?

From experience of someone moving back to Plano from out of town, multi family in the area is insane.

I’m living in Plano, TX and am interested in investing the area (beginning with flips and moving to buy and holds).

I know North Dallas, Plano, North Carrollton very well. 

Carrollton and Plano are also awesome.

When I was living in Dallas (1987), I bought, with my ex-husband, a SFR in Plano.  

I'm mostly looking at 2/2 Townhomes and 3/2 SFH north of Loop 12, up toward Lewisville/Plano, with a similar idea to rent out the extra bedroom(s).