My reality or fear factor side is telling me I don't really have the $6500+ down payment, plus closing costs readily available.

How much you pay for the property and how much repairs will be are also numbers to factor in.  

I was able to get the seller $10k lower and factored it into my numbers.

Purchase price is the most important factor.

I'll be shocked if you can actually get much cash flow out of them (unless you are putting 50%+ down payment) once you factor in the taxes and high HOA fees but sounds like this is more of a lifestyle choice.

@Juan V Lopez  Yes, start with asking the seller because that's the deciding factor. 

@Jay Hinrichs in Dayton I am paying 15 to 30 K per door depending on a variety of factors such as rent rolls vacancies leases etc

When you factor in that @Brandon Acevedo is having a "family member is getting the hard money loan for me.

2. 5% Vacancy Factor - There's no way to confirm this right?

@Chris Ailes I believe lenders will only factor in 75% of the rental income towards the actual payments.