Make sure you make full disclosures, be honest, do not try to get over on anybody and use a very simple  contract of sale, I call it a skinny contract. 

It looks like from your numbers way to speculative and skinny .

The skinny is that you can't ask about background issues until after all other screening has passed.

Way too skinny for me . 20 grand is a small quick fix and paint in my neck of the woods .

Straglers you might scare out by guiding them with a stick, from another unsealed hole.Kittens, someone skinny (a child???)

Here are some ideas:Control the property with a delayed settlement skinny contract of sale with the right of possession and the right to renovate.After ratification of your contract - do a lien and title report - make sure you are in a good position and the seller is able to close.Ask the seller for a "subordinated mortgage on the property for as much as possibleComplete your rehab and find a tenantGet the property appraised at a higher price due to your rehabUse the seller financing as your down paymentObtain a loan to pay the seller off - always ask for a prepayment discountAlternatively -Ask the seller to borrow as much as he can on the building with a one time assumption of the mortgage with release of liability after he assigns property to you - he keeps the proceeds, holds some of his equity on a second and you are in for nothing down.Ask to partner with the seller - you both apply for the loan - he keeps the cash and gives you a quick claim to the real estateAsk seller to give you the deed and you'll pay him later after you get a loanHave FUN this is a great business as long as you don't over FUND the deal!

Lenders consider our down payments to be the buffer that protects them if things go bad, so less than 20% is pretty skinny for a lender if things go south. 

Factoring in rising rates, cash-flow will already be skinny in the early years, and could even be  below breakeven when rates rise if you have floating debt, which may complicate servicing your debt.

I've seen a few properties by wholesalers get bid remotely and the bid-ARV spread on some of those gets to be way too skinny for my conservative liking.

Share what age you retired and if you have not retired, share what age you plan to retire.I guess I hit skinny FI at 31.