Worst case scenario, assuming it takes a while to get new jobs, how much time do you have to get your new investments cash flowing enough to put you in the black over all?

I was in tax extension black hole scrambling to extension deadline. 

Black Friday would be a good day to purchase big ticket items like appliances, electronics and furniture. 

Our broker is making it sound fairly black and white - that if they show proof of funds/financing, the Seller has no choice but to accept the first offer and move forward with them. 

Including value add properties may expand your purchase pool and obtain ROI that is extremely hard to obtain via cash flow only.By the way: Love the Black Hills especially Crazy Horse (my favorite man made item, I have visited it 5 times over the years starting in 1995).Good luck

The internet is a black hole for time. 

Key thing to remember is to make sure that with the new mortgage you are still in the black with your current rent

@William Hoppes Decent start but its not that black and white.

New carpet and tile flooring with black marble borders and baseboards, new paint throughout, new window coverings, new light fixtures throughout, mirrored walls, new sinks and faucets, and new appliances throughout.

Granite counters, new carpet & tile flooring with black marble borders & baseboards, new paint, new window coverings, new light fixtures, mirrored walls, new sinks & faucets, and new appliances.