I feel at this point I should mention that I do not use coercion to get my contract signed, nor do I actually walk into the house with it literally "in hand". 

I work with a lot of different attorneys in the area because I'm a Realtor in addition to being an investor, but John is my attorney.

Explain when your goals are and have them walk you through what it would look like and what's needed to get there and what the finances would look like. 

And as for the house --it's in Quincy--south of Boston --walking distance to public transportation --right in Quincy Center--there is a major development under way.Current Rents $39.3K a year (probably a bit low still)Taxes/Insurance $11K a yearWater Sewer $1200 a yearI've never had a vacancy in 10+ years but accounting for 5% vacancy this gets to NOI of $25.1K per YearAsking Price:  $630K.  

Based on all your inputs I'm definitely going to walk away but I appreciate everyone thoughts and advice.

If you need income now - consider buying outside of an IRA in addition to SD IRA since you will not have access to those funds till retirement.

The property would be a good addition to my portfolio but I am not sure how to accurately estimate the value due to the poor record keeping by the owner. 

When this house here was first built, we closed in mid-March before sod and asphalt were available to be laid, though the sidewalk was done, but the front walk from the driveway to the house was not.

I probably should also have mentioned that I renovated my own home, completely, including a second floor addition back in 2005.

In addition, a form should be sent to each tenant requesting a list of payments made to the PM for the last three months, at least for the first year