would I leave all my high end furniture ?  

We have some great tenants leaving us to move to St.

And many folks starting out need the addl cash for living so REI becomes the Job that pays the bills.But that type of career trajectory doesn't leave you with an easy exit strategy - especially an early exit strategy. 

We didn't have a final walk-through because he left town (he won't be moving across the street for a few weeks).In addition to leaving a big ugly mess (including rocks and turtle crap in the bathtub, which i mention only because it's original) and leaving behind huge furniture in this third-floor apartment, there are two much bigger deals:1) I believe he has sabotaged the plumbing.

They have more skin in the game then you do.Make sure you get clear title.

These aren't bustling metropolises like LA, NYC, Boston, Chicago where there isn't enough room to grow or (some) people are leaving due to various reasons. 

It is an argument we hear often here on BP that, honestly, misses the mark for most investors.Your question is not, should I invest in real estate with cash or with an IRA, but rather; "I have an IRA and am considering whether investing it in real estate may be better than leaving it in the stock market?".   

If they actually leave and the place isn't trashed then you are required to refund unused rent $$ and security deposit. 

As much as I agree with you, the reason I posted the question is because even though the numbers work (even at the asking price), I just cant shake the feeling that I don't want to leave any money on the table. 

For me it was getting cashflow so I could leave my job as an engineer.