In addition, the property tax rates in the state are some of the lowest around, which makes a big difference. 

The deal was marketed as "value-add". It

Then there is continued education - I just had to complete additional 18 hours of CE.

If you have free time as mentioned, there are plenty of additional ways to come up with $25k.  

a few comments:-i think property management in indy is typically 10%, but if you already have it lined up at 8%, then great-most people i talk to put vacancy at 10% as well-are you putting any additional money intoimprovements?

Just make sure with your broker you know whether the umbrella is in addition to the underlying limit or its limit is less the underlying limit.  

My credit is great and I have additional w2 income as well.

If the appraiser used different comps have your realtor submit any additional comps and include a list of repairs/upgrades that you made to the property.Good luck!

Then on top of that they charge a 7% Commission (that would equate to additional $26,250).

Additionally, since I was going in all-cash, I could offer seller financing to a potential buyer if HOA assessment delinquencies presented a problem with bank financing.