Rents total $4400 and probably have room to increase 100-150 per unit right now.  

Originally, my rehab budget was about $63000 which included roof, siding, total redo on the inside, new furnace, air, and duct work (currently has old boiler system and no duct work) I had several companies say they wont do loans for less than $75000, so i increased my budget, opting for higher end counters, etc...

Without knowing it you are losing money every month and will continue to do so at a increased rate as your equity growes and your expences increase. 

Thats what i thought was going on in monkey junction, its a nice area but it already hit its price increase so i dont have the money for that area right now.

It depends on if IRS considers you an investor or trader. they look at different factors, I pulled court cases where they looked at these:(1) the taxpayer's investment intent; (2) the nature of the income to be derived from the activity; and (3) the frequency, extent, and regularity of the taxpayer's securities transactions (Kay; Mayer; and Moller)  A taxpayer is a securities trader only when both of the following are true: (1) the taxpayer's trading activity is substantial; and (2) the taxpayer seeks to profit from short-term swings in the daily market movement, rather than to profit from the long-term holding of investments. 

Therefore, you need to increase income even farther, without taking on to much debt to screw up your ratio and have a big reserve stashed away. 

We’ve increased rents on 2 of the other units and will be increasing rents on the third unit soon.

ROI on this project will take the cash flows you earn and add the equity increase in your property.

Reason's I've retained:Minimize your own cash in a deal.Use someone else's cash to buy a property (the bank) and another person's to pay off the loan (the renter).Buy more properties (simplistic example: buy one 100k property cash, or finance four 100k properties).On the other side, paying off a mortgage early (or unleverage):Pay off a property and increase cash flow (some people claim this is a terrible idea)Less risk.

If there's an assessment or litigation, you'll read about it in those minutes) Also, if you get the budget and you see a large increase in legal fees, ding ding ding, you may have litigation.