Use all reserves for a good deal?

[JC Leach]

I have an offer accepted on a 4plex. It will cash flow upon the sale. I have a contingency in place for the inspection since it's out of state. My only concern is the down payment and closing costs will essentially wipe out my savings. Is it worth locking the deal down? I've had trouble figuring out creative financing for a buy and hold properties. Seems easier to make sense with BRRRR's and flips. Any advice? Thanks y'all!