As much as 70% of the deals wholesalers bring to title, don't close, so you could very well loose your earnest money, as well as any expenses you put out for inspection, option money, contractor bids, survey, etc. 

You loose your capital gains exemption if you turn it into a rental (some exceptions). 

Condos have very strict rules regarding %owner vs % investment and can loose their condo cert if they don't abide.

We also had an extra umbrella policy.Now that a few years have gone by and we've obtained more assets, meaning we have more to loose, it's made since to start an LLC and start to move things under its protection.Even if you get a good management company, which sounds hard to do, you'll still have to manage them and make sure they're staying on top of things.

If dogs are loose inside the unit and you are uncomfortable going in management will have to take that up with the renter And you will probably need to come back the next day to vet that unit.

There is just so much money to be made from this purchase and i don't want to drag my feet and let the opportunity slide by once someone else realizes the cashflow this place makes, and they buy and and i loose the opportunity.So i guess I'm looking for options for help with down payment.

Should I keep it or rent it out unfurnished (w/ management I will cut even or loose like $100 per month cash flow)? 

That's where you make or loose $ in sec8. 

If they get loose on a wet day, you will be fixing their hoof damage for weeks....Not to mention the liability.

You can tell someone in a classroom how to swim and not to fear the water, but they won't loose their fear until they learn to swim in a pool and have that personal positive experience.