Geoff,Your numbers look good, just a couple of items which can go south and it’s best to be prepared; are your construction numbers solid - do you have written bids from contractors?  

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

We signed a contract with the seller that stated " Seller to pay for repair costs for the items discovered via inspection" .

The big ticket items that you don't replace now will eventually need to the repaired or replaced if you hold the property long enough.

I like sourcing items from auctions, thrift stores, and up-cycling so take that into consideration.

I am estimating that there is still about $5500 worth of work to complete the project plus the dishwasher, refrigerator and some bathroom items (that I have already paid for).The gentleman and I still have a relationship and he is paying for a guy to come work when he can afford it (telling me he is building mobile homes for $12/hr during the day and managing the night shift at McDonald's to cover bills and my work).

However, in my opinion it's far more about your integrity and your character as a person in which materialistic items won't help in that aspect.

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. 

Large CapEx items: $152.77 (10.1% of gross rent)Budget to replace the roof in about 8 years for around $8,000: $83.33Budget to replace the 2 new furnaces in 15 years for $8,000 including labor:  $44.44Budget to replace 2 new water heaters in 10 years for $3,000 including labor: $25If my math is correct, then that puts my total estimated expediences at $1,254.61 leaving only $245.39 total cash flow (or 122.70 / unit)...

So if it gives you the cash flow when accounting for those additional items that you feel comfortable with I say go for it.