Too much to chew for first rental deal?

[Travis Tannahill]

Found 4 SFD in a nearby market that I am very familiar with. Population is projected to increase dramatically in the next 20 years... along with it being a college town long term appreciation should be expected. 

The 4 SFD are all right next to each other which is appealing for convenience. 

My estimated returns are somewhere around 5.5% averaged across all 4 properties. That is with the sellers asking price which I obviously don't plan on paying. 

Each property needs 5-10k in improvements... maybe more if I uncover something major. 

2 units are vacant. 2 units are filled. College neighborhood with college tenants. 

House 1: Asking $100,000. Appraises for $91,000. Would rent for $1200/mo after repairs.

House 2: Asking $79,000. Appraises for $43,400. Would rent for $900/mo after repairs.

House 3: Asking $100,000. Appraises for $80,000. Would rent for $900 after repairs.

House 4: Asking $79,000. Can't find appraisal online. Would rent for $900 after repairs. 

Question #1: Two of the units have been smoked in. Is it possible to get 100% of the smoke smell out of the walls and flooring. not 99%... I want it gone! I hate that smell and I don't want to attract a tenant that is okay with that smell. 

Question #2: Is this too much for a first deal? There would be some family money coming in for down pay on 12 month notes. Re-fi after 12 months classic BRRRR technique. I have a full time (but very flexible job).

Question #3: According to my county and tax searches... the owner has owned the properties for 15 years. He paid roughly 50% of what he is asking on each property. I would imagine his note it paid off or close to it and he's getting out of the game and getting a pay day. He is behind on taxes and with two units being vacant I doubt they are cash flowing. With that knowledge of the owner being a little bit of a bind, how can I use that to my advantage? 

I am going to see the properties Tuesday.  I did a drive by... hopefully the inside is better kept than the outside