What @Joe Jor said is generally correct.

This might be my favorite color scheme.

Correct me if I'm wrong but since the Roth IRA has no tax liability, the depreciation deduction is basically lost.

And also, since I am the borrower, am I correct in my understanding that I would be subject to a tax on cancellation of debt which would lower my total IRR.I saw many years ago (like in 2017) on BP that note investors were shooting for 10-12% IRR in a zero-interest rate environement. 

I've had my contractor pour a leveling liquid over sections of floor and then run LVP or carpet overtop to correct for a few inches (1-3 inches) in drop in a room or two.

You're correct that the Clark/Fulton area is a bit rougher and is known for having a higher concentration of Section 8 housing.

Painted exterior new color.

That may take a few years to settle itself, but that's not a neighborhood fundamentals issue and will correct itself naturally, especially as more neighborhood commercial and amenities continue to infill to meet the new population.

Asking in the correct forum will get a better response.Need a spreadsheet or form?

You'll have to defend that you did everything correctly.