An eat-in kitchen is fine. 

The dining room is big enough to make an eat-in kitchen, but still no dining room.

If we shoot low on those three (8 + 2 + 0), then 10% "eats" another $180 of your income. 

One of the more interesting in the area is that people are selling in the Denver area and moving down to Pueblo West where they can build brand new for less than they sold for and still keep a nest egg around.

Taxes are just almost double what they are in Oklahoma so I see that eating up a lot of cash flow.

You can't have your cake and eat it too. 

I told them if they were gone in 3 days I'd eat the cost of the repair and the back rent.

Third, mentioned above, the rate on hard money would eat up a lot the profits - remember the proforma that you apparently didn't do.  

Yea just gotta eat it and on to the next...if I could ever find a deal 

It's an FHA loan (primary residence) originally a 203k loan that I ended up streamline refinancing and eating the appraisal cost.