As a homeowner looking for properties, you are going to look at a limited number of them before you buy.  

If you're keeping the rental long term AND you have already decided you're going to tile the surround, without a doubt replace the tub now, it's money well invested.Reglazing is not a permanent solution, there are limitations to use that a renter won't honor either.

Furthermore is a unenforceable clause can be limited to a level where it is legal  enforceable then it shall be so. 

All of the websites have limitations and can easily miss high or low by ~10-20%.

Instead of being limited to what a particular institution or advisor sells, you can invest in anything allowed by the tax code - which includes real estate.There is a lot of good information here on BP on the topic.  

Could you imagine going to a hospital for surgery and your doctor coming in and saying, "Hmm, what do i do?

And am I limited to how many I can do?

I currently have limited capital.

If you only have half an acre on the corner without assembling the parcels around you then you are limited on resale more.

BTW I do have experience in partnerships but only with myself and one other person and have limited experience with commercial lending but have used it in the past for a QSR I owned but not for RE.