new houses are getting sold for 600K, old houses switched to multiple offer selling model, just like some places in GTA.

Do you plan to get a job in NYC and network with your co-workers?

Then you could get a rug with a simple trellis pattern in one of those colors.  

I'd also worry about the showings and if someone steals something from the tenants (or the tenants claim something is missing).Focus on getting the most you can for the property.

I used all 4 months (Sept - Dec) AND another 12 days into Jan 2018 to get the rehab/refi done, all for only $332 extra.

The guy who runs it lays it out like this..1-5 rentals you are still doing okay, have more stuff come up between all rentals the closer you get to 5 or at 5.

It's important to know what market rents are for what you are analyzing, many properties are super under rented and you have to get them to market rates. 

How many mortgage lenders have you spoken with to get qualified and discuss allowable down payment options?

Thought I could set up an SDIRA and use this to get started.

It's mostly Class A properties, a few Class B.You may find the below copy & paste info useful in addressing your question:----------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?