Orlando,Slow down and take a breath. 

Be very careful here, just take a breath and relax, you do not want to get involved in a Breach Of Contract with a GC, while your house is available for him to lien........ ask me how I know.

Will it cash flow enough to have breathing room for vacancy and repairs at 20%?

@Chadwick Hill  You may have some breathing room on the taxes on this property, especially if you purchase yet in 2022 and wait to do the improvements in 2023.

I don't think so.It is friggin BEYOND me how investors in general are SUCH dumb stupid creatures it amazes me they can "see" and "breathe" at the same time.DMM simply doesn't make sense.If I showed you a field of airplanes and told you, that 98% of these airplanes will crash and burn midair and only 3 % will reaxch their destination.

Did I mention that breathing in the units was not possible? 

Remember you have to pay to be with most if not all MLS associations... you're paying to breathe being a licensed agent.

Buying right is the mot important thing as it gives one a lot of breathing room with their investment.

A down payment is an easy no brainer split with an equity partner that can see the value you have brought to him.This is a unicorn type deal so don't hold your breath be prepared to run the numbers on hundreds of properties to the point that you can value a property sight unseen while on your 3rd shot of JD and get it exactly right.I've had a couple of unicorns in my REI endeavors and they are the ones that made all the difference.

After relocating to another state it’s my observa nearly impossible to know the niches you need in the RE market without living and breathing it regularly.