I had a guy spray the tub , It is goung on 11 years with 2 young boys , a couple scratches but a great job

I was looking to self-manage the property, however, a new job in a different city may affect this. 

Wow this question is so vague I have no idea how to give specifics...On a 10' x 10' room (similar to your standard bedroom) I can remove everything down to the studs in one day.1/2- 3/4 day to rewire (simple cosmetic such as changing the number or location of outlets if you're actually changing the wires itself up to higher codes it can be 3+ days depending on how the house is wired and accessibility)1/2-1 day to insulate1/4 day for any windows or doors that would need replacing for the 1 room2 days for drywall (so long as the studs are straight and level)25 hours of taping (+/- 5 hours depending on the number of corners/edges) spread over 7 days usually front loaded 3-4 hours the first 2 days, then 2-3 hours for the remaining 5 days.2 days painting; 2-3 coatsflooring will depend on the product you're using but unless it's hardwood or laminate you can usually get it done 1 day.1 day trim and molding1 day clean and finishing touches.One thing that shouldn't be overlooked is the time it takes to purchase the materials and get them to the job site.Another is where you can actually do the work.

Well so far typically they’ve been people that I️ work for, so I’m adding value through my day job.  

I'm also currently getting my real estate license, and I will have a job with a broker once I get the license. 

You have the jobs, infrastructure, bars/clubs, vs a MFH somewhere more inland, where it’s more quite, with low crime rates, schools, etc?

There are jobs, infrastructure, great location, many jobs for young professionals, of course HOA dues weigh heavily on the return on rental incomes plus other expenses that occur but otherwise, is downtown a good investment considering “location, location, location”?

I'm a $25k/year licensed massage therapist, just hit my first year of solo business (so still inconsistent revenue) while gradually tapering off my main job (diminishing revenue), so I'm entering a phase of much less predictable income.

We don't have for sure jobs set up, but a lender (Veterans United) says he might be able to get us accepted for a big (250,000+) loan for a multi-unit property.

You need a good full time job to support investing.