You may want to separate out the personal from real estate specific criteria. 

I should not that my plan is to buy a turnkey property; I don't plan on doing any rehabbing on my own.On a separate note, I plan on buying a place at or around $100k.  

Understand neighborhoods and where the good is separated from the bad.

@Andrew Carlson I think you are combining two separate things: 1. tax advantaged retirement accounts and 2. investing in publicly traded securities (stocks, bonds, mutual funds, ETFs, etc). 

I do think I have a conservative estimate of $30,000.00 in repairs.Finally, the electric is not on separate meters so we will be adding on an estimated electric and water/sewage amount to their rent. 

You may want to even push that to 20% since this is a low-value property, there may be additional costs due to the 18 acres, and with separate buildings, you won't see as many efficiencies of scale.Management will likely be 10-12%.If the water/sewer is town, do the tenants pay that individually?

Would these be classified separately as "start-up" expenses? 

Reason I ask is that for minimal build cost you can make the party wall a 2hr wall and then have the ability to sell each unit separately (like a townhouse).

I assume I can either bundle them as one commercial loan or 4 separate conventional residential loans.This is my first investment(s).  

Having your business and personal finances completely separate is crucial to getting your taxes done quickly and accurately.