@Zachary ZinnKeep $1,000 for emergency savings, put $8k towards credit card debt.

I appreciate all of your input, I don’t believe AC is considered a right of habitability in new jersey and even if I’m being overly sympathetic I can’t see how lacking ac in 60 degree weather would constitute an emergency.

The buyer is backing out due to family emergency.

I give all my new tenants the same speech which includes the fact that loss of heat in the winter on a weekend is an emergency but loss of A/C in the summer is not.With that said, 5 days seems like a long time. 

I’ve contacted BC Police (non emergency) due to potential animal abuse due to the conditions (He has a dog that I’ve even once seen with a cockroach crawling on its back) but they said there’s not much they can do and recommended me to go to Baltimore Code Enforcement.

This can help you get your emergency fund or working capital fund increased faster.  

Two emerging markets.

This would allow me to put 20% down and leave me with a decent emergency fund. 

Don't forget to have at least 3 to 6 months emergency reserves for your own protection from unforeseen personal expenses...medical, car repairs, unemployment, etc. 

The higher end areas are squeezing out the cashflow and very competitive with so many investors and hedge funds that have emerged into this market.