Upgrade all vacant unitsRenovate the exteriors and add curb appealUpgrade amenitiesRaise rents to market

You are mentioning the exterior issues. 

I would not be opposed to doing this indefinitely, but as some point, it would be nice to have a place that is independent of anyone else.

This is more of a state specific question as opposed to city as landlord/tenant laws are for the most part state widEIn the 2 states I have done evictions in, Texas and Nevada, you can easily get out a non paying tenant within 30 days.

You would keep working this formula until you have enough capital under your belt to fully fund your own deals, though loans may still be the best idea then as you would be leveraging other people's funds and not tying up all your capital, that would allow you to work on multiple deals as opposed to tying everything up on 1 property.Best of luck and let everyone know how your deal goes.  

If you purchase via an IRA (as opposed to a 401k), you will need to open an IRA account at a specialty trust company which allows for investments in real estate.

This property is classified as a "condo", which is great because the association maintains the exterior (LOL, not really) and the roof, but it's half a duplex.

. $125/month assessments seems within reason for a community that has no exterior building maintenance responsibilities other than front yard landscaping.

I'm in San Antonio, but would like to explore areas where getting at least 1% rule is the norm rather than the exeption.I'm looking to expand outside of San Antonio, my main objective is growing a buy and hold rental portfolio.I'd like to stay under 100k for now due to wanting to do all cash at the moment  (although I'm not opposed to hardmoney or partnership).I'm trying to avoid areas with a high turnover. 

The space is a fully enclosed and insulated garage now, so we would be building out the interior, and adding windows and doors and new stucco to the exterior.