Your expenses look rather precise, where did you derive estimates?

I think what @Thomas S means is that if you invest at greater than the mortgage rate you are deriving a net positive return.

I know of no lenders who loan on a value derived from the income approach (Until you hit multi million dollar commercial properties).Best of luck - Hopefully you can find a private investor/backer.

The Price to Rent ratio consists of two MARKET derived numbers, Price and Rent. 

Bandit signs do annoy most people, far less than 1% derive any benefit from them.  

If the rental income is derived from the subject property, the property must be one of the following: a two- to four-unit principal residence property in which the borrower occupies one of the units, or a one- to four-unit investment property.

I derived this number by starting with a cap expense sheet and replacing the cost on the sheet with my experienced cost in San Diego.  

@Andre Smith For each potential deal, you need a careful and conservative analysis of- Gross potential rents minus vacancies- Operating expenses including management (even if you self-manage, since your time is not free), landlord-paid utilities, landscaping and a fund for long term capital expenditures, in addition to more obvious items like taxes, insurance  and HOA feesFrom this you can derive the NOI.

When using leverage, your IRA will be subject to UDFI, a special tax that's derived from the debt leveraged profits.

I have grown up in a family of entrepreneurs/ real estate investors/ contractors and have worked around it my whole life, which is how I originally derived interest in Real Estate.As I am new to Pittsburgh, PA, I am more than willing to lend a hand in projects/ deals or anything else that is Real Estate related in order to gain more experience and insight on the market.