Back of the napkin analysis (or BP calculator) make a conservative offer and see if the seller is willing to play ball.  

Hey JoshYeah, my numbers above are really conservative. 

So again, you can make it work, but you really have to look at the numbers carefully and I would argue be more conservative than before. 

Also those improvements you did may only be able to be depreciated over time instead of all during this year depending on how much each one was and what they were.As for the cash portion, keep it in savings for now, I always use 50% as a good conservative estimate when not knowing many factors about someone.

Tax is 5207Maintenance 637 rent minimum of 2200 to be on the conservative side does this unit make sense to purchase for long term  investment or am I better off putting money in a CD account that’s earning 5% interest

But perhaps my thinking is too conservative?

I'm currently modeling a 10 year hold period to be conservative. 

Run your underwriting conservatively i.e. tight comps, awareness of school districts, busy surface streets, HV powe lines etc that invalidate your comps.

Be conservative, buy, but buy something you can afford.

Getting in bed with a bad contractor Be conservative with your ARV, over estimate your rehab expenses and time it will take to complete the project.