She does it for free and I get to sleep with her.  

@Shane Jeanfreau if you will be seating on built up equity that you created by repositioning the asset you MAY be able to refinance the property after 6 or 12 months to 70%-75% (or more depending on your lender and the property) of Appraised value.so if you added sufficient value you may be in a position to have no money in the deal.

I think I was just recently inspired by the interview with @Charles Roberts to not be so frantic about making a deal work and being able to sleep well at night!

Also if you have rental units you want to make sure that you have sufficient reserves should the need arise for a major repair. 

I still withhold sufficient reserves for the reasons I indicated.

If I were you, I would hold out for a good deal that provides sufficient funds to set aside AND some cash flow.

The rest is having sufficient reserves so you can weather a storm.How much reserves you need depends on how difficult it may be to lease the building or convert it into something else.

I had a sleeping bag in my trunk and thought, hey this is a good idea. ----- I was awoken from my very nice nap by MPD.

Plus you can sleep at night.

If you believe you need the extra level of  psychological protection spend the extra money and sleep better at night.