Trouble pulling trigger on first rental property?

[Allan Kapoor]

I'm looking for advice on how to feel more comfortable pulling the trigger on my first out of state rental property. On paper I'm ready - I have the money, I've done the research, I have well-defined property/neighborhood criteriaI, I have an agent, contractor, property manager, lender, etc.

I'm targeting off market deals with light value add potential in an area with high appreciation potential. However, most deals in this area have close to break even cash flow (i.e. $100/month on a 150k property). My main fear is that I've underestimated my Opex assumptions or will miss some major issue during inspection that will turn the deal into an alligator property.

For the last 4 months I've been stuck in analysis paralysis and haven't been able to just pull the trigger on a deal. It's gotten so bad that for the last 2 months I've hardly looked at any properties and my downpayment is just sitting in a savings account. 

I'm curious who else has had this problem with their first property and how did you get over it?