They seems ok, but are the cushion kind, not sure if they will last as the regular ones.- Tenant changed the lock (without consent) but left all keys.

They will want some cushion to make sure you can cover the debt if things go sideways, so you will want your net income ($14k) to cover the debt at a minimum of 1.2 to 1.

Depending on the terms you are able to get the overall monthly payment obligation will probably end up higher though it seems like you currently have a cushion so that may not be a problem. 

I feel confident the cushion I have in the deal will allow me to still have a rehab and holding expense and walk out with a good profit.

Many people like to have $100/door positive cash flow to give them a cushion.

but always good to have a nice cushion if you do better great  right ?

The gain of $160k now, is a cushion to protect from market downfall.

Sure I could have already had that cash but that extra cushion will help me sleep better and that is what I'm going for. 

I figured that kind of cushion would cover almost all mistakes.

Replace damaged Exterior wood $1,00 , Plumbing/water supply NOT functional $400 ,  Paint/stain Exterior AS NEEDED  $300,  Repair Damaged Ceiling/Walls $400, Replace missing Flooring  $2,000 , Replace Hot Water Heater $800,  10% cushion $490 .....