[Calc Review] Help me analyze this deal

[David Lee Hall, III]

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*This link comes directly from our calculators, based on information input by the member who posted.

I have $85,000 available for a residential rehabilitation project. The attached deal is real and I could pull the trigger in the next 48 hours. My concern is that the funds are exact (tax protected account) and I couldn’t add more easily so there isn’t much if something goes sideways. Due to the source of the funds I don’t want to use hard money - but there is obviously room. 

Should I pull the trigger? Should I use hard money to give breathing room? Why/why not? (Not a tax expert but there could negative aspects.)

Not 1st deal, dislike flips though, usually rentals or wholesaling for me - hence torn and asking for feedback.