Investing in Hawaii sounds like an amazing plan!

Ordinarily those tenant vacated damages would be too remote, but it sounds like they were contemplated by both parties at the time of contract.Were I in this situation I would be looking to state law to determine if the EMD is truly the extent of my potential liability as a buyer. 

Most folks I know that raise money for deals are oversubscribed and it is by relationship only to invest.Regardless, I'd have discussions with trusted advisors in your inner circle to see what they recommend.Feel free to reach out if you need a sounding board - happy to help however I can

Sounds like a tough situation you got in.

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

It sounds like you are in a great position at your age. 

Hiring a lawyer sounds expensive, but it is way cheaper than hiring a amateur (in this case yourself) who costs you money and provides no results (and then you need to hire a professional anyway).My personal philosophy is to "do it right, or do it twice" and its way cheaper to do it right once. 

Sounds like you are off to a great start. 

It sounds like you might be doing a little eraser math (making a deal work from not estimating enough for costs) so beware of that.

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.