All IRR reflects is the imputed return on a series of cash flows.Example on cash flows, first year is your down pmt, then each following year is your CFBT.  

Warning: future results may not reflect historical results!

Based on the these numbers (which reflect a conservative actual cost breakdown), it is viable.

You don't need to contact the occupants that is a customary request, but they need to allow for inspections.You need to look at the renatl applications and leases to determine who you are buying.Any restrictions requiring you to buy a pig in a poke will be reflected in the offer, and I have passed on free properties.

This is important when looking at the numbers as the sellers numbers might be true but they might reflect a cost situation that is about to rapidly change and they want to sell off to a buyer quick before that happens.

There will be a time when I don’t want to deal with them and we sell them, but I’m struggling with how I reflect that in a future retirement model.Does that make any sense?

A well run condo association will have a monthly fee reflecting these future expenses.

But somewhere it's reflecting not satisfied because he's being hindered with purchasing a home. 

There's a lot of generalizations in this thread which may reflect what someone has heard, but not experienced themselves, in the section 8 program.With the government paying 75% of the rent and the eviction being 7 years ago, I would give this person a good consideration.

All improvements done to the property should reflect the neighborhood.