Cash flow is tight in Colorado right now, but it can be increased with creativity.

This takes up less of my capital but does make it a bit harder to cash-flow, and I do have the additinal sooner deadline of 10 years to either sell, refinance ( at possibly higher rates) or pay it off ( not likely). 

I would prefer to just state up front: "hey, the market is tight and I may be putting offers on other properties; first acceptance wins" - well - maybe not quite that way . . .  

It's very easy to be results oriented (especially if your finances are tight) but my goal when I started this out was to focus on the EFFORT and not the RESULTS.  

Are those numbers as tight as I feel they are or am I just freaking out over my potential first deal? 

It seems awfully tight to me. 

Save your money and hold tight.

Parties, price, earnest money, closing date, contingencies, and deadlines to remove contingencies.Make sure the estimated closing statement is accurate.

Seller financing is where it gets interesting, I think that @Jay DeCima may have voted for Jimmy Carter in 1976 but for self-serving reasons (because of all the seller financing opportunities the tight money and high interests rates caused), Jay, I suffered just so you could get rich :-) on soggy paper!

I don't know @Jerk.I'm with @Shaun Vembutty that $21k margin is a bit tight for me personally.