One thing to consider is that washers and dryers are mechanical devices, which means they are prone to failure and repair.

Mount vernon ny interesting city and that's where im starting , my home town. one of the cities that lie on the boarder of NYC (the 5 boroughs ) that will undergo (and is undergoing) gentrification because the vein of public trans to nyc runs through it. just a little background on me. ive dropped out of college 3 times , im currently chasing my B.S in Mechanical Engineering. ive acquired a decent job after years of retail.  

I just recently advanced to Mechanical Journeyman and am feeling ready to get into the market.

I would first explore ways in which you can maximize existing space before going that route - reconfigure closets, for example, or stacking landlocked features - closets/bathrooms/mechanical/etc. 

The property had an existing 100k mechanics lien that was guaranteed to be wiped once we took possession.

Just wanted to add that in order to get the enhanced title insurance, the one that lets you transfer into a trust and carries over to beneficiaries of trust and also protects you from post-policy mechanics' liens and clouds on title, you need a survey.  

I am a contractor so I got started with a mechanics lien and well the cash flow was nice.

that's great to hear you have an interest in real estate - I got a degree in Mechanical Engineering - i was really good in design / math - but just hated the type of work..

Or the house need a new round of roof, mechanics, electric?

You get what you pay for and a good Agent is like any other trade. would you pay a flat rate or very cheap Dr or mechanic.