If it is such a great deal, and owner financing is not an option, your best bet is to bring in an investor to cover the down payment and reserves.

Some people have to keep reserves for large repairs every years or two versus a condo which might never have a repair larger than a fridge. 

Cashflow is a great but if you don't necessarily need it currently to live and feel comfortable with reserves I would try to find another property.  

With the new loan, the property is cash flowing $325/mth after all expenses and reserves. 

My main reason is because Direct charges 2% of each reservation on top of a monthly fee.  

When you move out, you'll be basically break-even or maybe a little below after reserves.

@Randy Dargan I still don't really understand the desire to BRRR properties, especially in these currently high market prices.I was explaining this in another forum but here goes:ARV of $140Refi at 75% - $105,000 gross (will have fees associated)Loan terms will likely be 20 yr am, if commercial, and in the 4.75% rangePrinciple + Interest =                 679Management Fee =                    140Vacancy 5% =                              70Repair reserves =                        70Capital reserves =                       70Taxes (Using Delhi @ 80k) =       170Insurance =                                 50Total =                                   1,249Free Cashflow =                         151Annualized cashflow-              1,821# of years to make back 40k from flipping, 22 yearsTax benefits will vary in value to each person. 

Also with older properties like these it would be a good idea to keep a higher amount of cash reserves so that you can make the repairs as they come up. 

I understand that this is an all-cash investment so obviously you are limited by your cash/financing reserves but I dont think that's the whole story.I've been analyzing deals in AZ lately where the market is pretty hot and no matter how many wholesalers I work with and how rough the state of the property is, I can't seem to get even close to making the BRRRR math work.

A little bit of maintenance is to be expected which is why I set aside a monthly reserve for that but I have not encountered any significant costs buying Turnkey.