Purchased for 135k and have spent around 10k in improvements and repairs since purchase. 

I am currently a VP at a manufacturing company that casts parts out of aluminum for some of the biggest automotive, trucking, aerospace, and defense companies in the world.

Do I think this particular area of town will improve over next 5 to 10 years?

I have this covered parking spot attached to the garage and the back end collapsed and fell on the tenants truck.

The location there in Acres Homes is one of those transitional areas that is improving.

Purchase a property that has no or favorable HOA, then you have a place to stay for your vacation trip yourself, and since it's advisable to stay at your own vacation rental at least once a year, this gives you a chance to update and improve it while there (or failing that have your friends or family stay at a discount and post review of what they find.) 

The colleges & universities are all putting money back into the community to revitalize / improve the city as well.

Vacancy $7,166.67/monthCommission : $44,000 ( Assumes a 10 year deal, no rental increases, commission is 6% years 1-5 and 3% years 6-10)Tenant Improvement Allowance: $15 - $20 PSF or $75,000 to $100,000."

if you can buy a smaller property, you might not have as much upside, but you can improve your property for less money. 

I'm going to invest into it to improve business.