The apt was empty except two grocery bags of belongings, a mattress on the floor, and broken furniture on curb.

See this blog post for more details: https://www.biggerpockets.com/blogs/2810/51528-how-to-boost-your-real-estate-returns-with-a-self-directed-ira

If i boost that up to 16% i get these numbersPurchase Price 216,000 Down Payment $ 43,200 Vacancy %8%Repair/Maint %16%Management %10%Taxes & Ins %15%And for the profit sectionLoan Amount 172,800 Monthly Payment 1,136 Cost Per Unit 36,000 Projected Cash FlowGross Rents 40,200 Vacancy (3,216)Net Rents 36,984 Taxes & Ins (6,030)Repairs/Maint (6,432)Management (4,020)NOI 20,502 Debt Service 13,628 Excess(Defict) 6,874 DSCR1.50ROI16%

If that ever happens, it will be a potential boost to home prices in the area when it becomes that much more accessible from the base. 

If the house was having a serious water issue around the foundation during rain, these pipes would be buried in the lawn and connect to the downspouts to run the water further away from the house to the curb or into a french drain style system.

The exterior has good curb appeal.

Since NJ has highest property tax,  MCC would be great help on this purchase and boost some cash flow.

Have seller carry back, to boost Cash RoR?

Hopefully zoning allows you to do it and you can boost your investment with forced appreciation and cash flow!

Well - - I tried but failed;  here's what I was faced with.Talking to the zoning department, each property needed 120ft off curb and I only would have had 100 so right off the bat, I failed.Had that been the ok, I would have to have separate utilities installed and separated the common sewer.In my case, there would also have to be a deed restriction for maintenance and easement for the common driveway between the two.