In reality that's not bad at all considering you only have 32k into a deal that is fully renovated and you have another 25% equity in it. 

How much do you keep in cash/credit lines to maintain a portfolio this size (no need to provide cash figures, but months of expenses would be interesting)?

The seller has agreed to give a credit of $7000 and price reduction of $5000 for window repairs after closing, this would cover the costs of replacing the windows that are in the worst condition.

I would leans towards Class A or B (going for appreciation and higher quality tenant but your price points will be higher) not Class C which I think is better suited for locals who are physically there to check on properties and see what tenants are doing to the properties (good or bad things) and what's happening in the neighborhood.  

Also any reputable lenders able to lend on property than investor credit?

I own one on an agreement for sale/executory contract, but that was to help a veteran family that was active military where the deal made sense and everyone had good credit worthiness. 

I just wasn't sure based on your wording you hadn't made it clear if those were bad or good examples since being by a train track could mean close to transit/train station and that could be a good thing, just was confusing that's all.Thank you 

Too bad you don't live in Rock County.

But since I do not know the area, I don't know if the price is reflective of a bad neighborhood, or if that is just the going rate of the city. 

Take care of your credit score--your interest rate will depend greatly on this. 3.