@Doug M.I'm not sure I follow your logic here.now that inventory has picked up, prices are stagnant, and the double-digit gains are no longer to be had.You cherry picked a single listing, which I agree is over priced, to support your argument that somehow an overpriced unit is indicative of excess supply and price stagnation?

Also I think getting your RE agent license is a logical idea. 

i am hoping to manage it myself, and therefore the logic is by investing in a nicer area, i will get better quality and complying tenants, and less headache to carry and manage the property.

Not the same calculation, but it does make me a landlord and the next logical step would be to set up a next deal and move into that while keeping the first place renting both apts.Does the tax deduction for primary residence cover all or 1/2 of the mortgage in this case?

If you don't fall in love with any aspect of a deal, there is little chance of you allowing emotion to interfer with the logic of getting a good deal (e.g., letting the numbers do the talking). 

Higher than I anticipated considering it’s condition, but I live in the neighborhood and receive calls often to buy my house and folks are always walking through the area asking if anyone knows anyone with a house to buy, so it seems logical.

It's almost like you applied the logic of a futures contract to an individual property purchase.

It is logic to invest in Boston with such high numbers and a potential for a correction?

To answer your Topic Question, I agree with Sam- you must have a sound business plan that will logically show how those high returns can be attained.

The numbers you are presenting are not enough to make any kind of logical reply.What type property is it?