The property wouldn't be an JUST an investment property, but somewhere where I would want to live for the short term at least.With an 80k annual income (38k in student loans), 720+ credit score, 10k down payment, first house.is the place/situation I'm wanting a pipe dream?

The big difference is that you can contribute something like $18k annually into a 401k plan, while with an IRA (both Traditional and Roth) you're currently limited to $5500 a year. 

If the additional rent were $25 / month, or $300 / year, the resulting $300 / $5000 = 6% / year would be much less tempting.With respect to valuation (most relevant for refinancing): Assume properties in your area are valued at 11x annual rent.

FYI - You say all your info in annualized, but you have expenses at $2,400 and rent at $669, $660 which should be just under $15,948 rent. 

To echo some of what's already been said I would present the owner with a deal giving him a $10K down payment and paying him 4% Annualized Interest Only payments with a 10 year balloon.

In the Zillow add it says:"Owner financing: 60% of the monthly rental income ($1095 x 0.60= $657) plus 4% annual interest and 5 year balloon.

.$1800 per year HOA (maintenance fees really)$8k-15k for 2 weeks worth of rentals annually  = insane profit assuming you can fill the unit(s)Like I said never really looked before but, seems like there might be money to be made.

From my research, there are companies that provide "Gold IRA" accounts, which is basically Self Directed IRA but where you order the metals and they get shipped directly to a depository, I have a few problems with that approach, mainly looks like fees quickly add up (there are annual account fees and monthly storage fees, in addition to order fees).

2.5- 3.0 % annual ?

Private lender funds me the 65k plus another 3k for closing costs and another 15k for rehab at 11% interest (interest is annual so you monthly payment is about $761 a month).