my first deal, need advice, cash or mortgage?

[Fred Conway]

So strongly considering buying a property for 125k plus closing or for 115k cash. I dont have 115k just laying around but could move some money around and make it happen. Similar property in the area rent for 1200 a month so doing the deal cash gives me a little more room for profit. This is my first deal and have never done a cash deal or bought a home in general. Initially i would be living the in unit until i move out and rent. What would you do if you were me? How exactly do i go about making a caah offer?