So give yourself extra time to get the contractors estimate and work through that process. 

If it does work, then you will be pleasantly surprised and have a little extra cushion for your rehab budget. 

I put 20% down when I got the loan, and have been paying a little extra each month.

Other options would be to offer an extra incentive to the seller to extend the closing or provide security in the offer, like a higher escrow, etc.

If you have an extra portion in your home or a garage you can convert that would bring in decent income with the rental market being as high as it is here in Hawaii.

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

do i get a part time job for extra income?

The excess money goes to my current revolving credit card debt and truck payment with my 2 other loans and I pay off and that frees up 620 extra bucks a month I take care of the place for a year on my current job with my wife making 3300a month and then get this house leased out or rented then that people help pay my mortgage and costs then I get into a better mobile home paying about 300 a month and saving towards the next property soon after that year and making the next down deposit with my own cash and owing no one except the next person to fund my next apt complex!

Imagine how much more entertaining and accessible learning about dull topics note investing, raising money, or personal finance would be if BP simply had the subject matter experts write the books and sent the manuscripts over to the 'burg to get a dose of extra literary flair.

They always sell as long as you give them little extras and sell for the right price.