I think that you're correct: in this interest rate environment, small variations in costs like the ones you've mentioned can easily eat up your cashflow.

However, you will never get the value from yourself and your time (and lack of experience and knowledge) than you can with a great local resource who lives, eats, and breathes real estate sales and stats.

Don't eat the yellow snow.

Guests are there to do things like hike, visit museums, go out to eat, etc.

I'm just eating popcorn and drinkin' beer.And @FR W. there's no way you are a licensed Psychologist.

For that price range a condo might work due to the lower acquisition cost, but @Jeremy Kloter is right that the fees will eat you up! 

Personally, I would eat the money up front to get someone on schedule asap and work with either the bank or the seller for a credit at close.If there is roof damage, that would be an insurance claim on the current owner's policy. 

I also dont want to take out a HELOC because of it eating up my cash flow and end up being net negative.

I also dont want to take out a HELOC because of it eating up my cash flow and end up being net negative.

And pay off those student loans as quick as you can. before they eat you up.