90% occupancy, that’ll definitely cover the note and expenses (assuming you bought right).Nice might be right for you’re choice of living conditions, but not always the right choice for your investments.

@Sean HarrisonIf you're self-employed, you might be eligible for a Solo 401k, which offers many benefits over a self-directed IRA: Compared to an IRA, Solo 401k contribution limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)I'd recommend you reach out to a few providers who regularly post here on BP to get a better understanding of your options.

However, I dont know how RoofStock's star rating system compares to the traditional A-F system that most investment literature uses.

Tried to get traditional financing for the house but got denied due to not having any income.

Example:  If you have a choice between paying $100k for a property or 20k and leveraging $80k, you are far better off only spending $20k.Numbers:  $20k down = $200/m or $2400/yr; $100k down = $400/m or $4800/yr.Buy 2 properties using $20k down for each and you have the same cash flow as the $100k DP option. 

Of course, there will be a premium attached for their work, and you can expect to pay cash or equivalent (hard money or line or credit), but this is still a great choice for someone who doesn't want to (or can't afford to) do all the work of marketing to find motivated sellers.

@Paniz Kosarianfard I have a client that moved from Dallas to the Bay Area and I don't think the Bay Area would be my top choice.

We have a checkbook controlled SDIRA LLC with membership as follows:25% My Roth IRA25% My wife's Roth IRA50% My cousin's wife Marilyn's traditional IRAIn 2019 Marilyn has to start taking required minimum distributions from her IRA, and all of her IRA funds are invested in our LLC. 

However if the roles were reversed, I would feel quite insulted that you feel, I as a seller can't make my own choices.

Cap Rates are opposite mindset of traditional investments:  Buy high, sell low!