I left a large cash cushion ($65k) to handle this negative flow, as well as any surprises.

Well, it worked, but only because it was already a smoking deal and I was just trying to shake a few more pennies from the cushion - otherwise, I would have walked and had my agent tell them to sell it to the other offer ;)On the plus side, I now know how this particular agency operates, and I will avoid their listings in the future.

Most lenders will want to have a decent cushion should things go wrong.  

Lastly, I would try and manage yourself if the coa takes care of everything outside, this will allow you a cushion in case something goes wrong.

At some point you will be glad you have that cushion, whether it is to take advantage of an opportunity or avert a crisis. 

Thickness of the overall product can matter as well as it can have a more realistic look and better cushion (and sound insulation).

I think we could do that but still that doesn’t add a lot of cushion. 

This gives you more cushion and puts the Buyer into a more responsible position. 

Budget in some cushion for going to visit the property and worst case scenarios.  

Start Small: Given your current savings, start with a smaller duplex or triplex to minimize risk.Leverage Your Skills: Your design skills can add significant value to rehab projects, making the properties more attractive to renters.Stay Disciplined: Stick to a strict budget and timeline for your rehabs to control costs and maximize returns.Build a Cushion: Always have a reserve fund for unexpected expenses during rehab and rental periods.By combining your hustle, strategic planning, and leveraging your existing network and knowledge, you can successfully transition into real estate investing and achieve financial freedom.Best of luck, and feel free to reach out with any questions!