Thanks Brett, I wasn’t factoring appreciation into the deal at all because I suspected as much.

You may qualify for financing with only 3.5% down and the rental income factored in to the loan amount.

It depends on a variety of factors if you sell with a realtor that will be about 6% gone if you have prepayment penalties on a loan that is something to consider if a buyer asks you to pay for closing costs that could be another several thousand dollars. 

This a little southwest of Irvington.It looks like a blue collar area when driving around.Any concerns or cautions here?

Will depend on several factors like the type of property, type of tenants, your risk tolerance, other assets you own, your estate planning, laws where the property is located, etc.Any lawsuits would be limited to the assets of the LLC and not your personal assets (assuming you run the LLC appropriately and the corporate veil is not pierced).

it is not, but I didn't want to include that factor since I just wanted to know about my numbers. 

So you need to factor in mold remediation, drainage work, and resealing the basement.

I believe this will drive down their prices as additional A-Class units come online and vacancies creep up.

Now as we continue to grow it seems like word of mouth is brinign in about as much potential deals, obviously best if we can find earlier but since we have full time jobs the drive for dollars or Direct Mail Marketing not in our wheelhouse yet.

You should find a rental you can drive to and buy it with your regular non IRA funds.