if its that tight probably should not buy it anyway.so that's my method of madness I have used..  

Plan for now is to sit tight and see if I enjoy this.

There are still deals there but $20k will still be tight.

If you have outstanding consumer debt (engagement ring) and don't have enough cash to put down 3.5% on the property then you would be playing with some very tight margins with no room to account for unexpected expenditures early on such as an HVAC breakdown, unexpected eviction (if you buy a property with tenants in place) etc. 

Too tight for me, this I would sell the other two properties previously mentioned.

In addition, as soon as they ask a question or give a response your script doesn't cover, you might be in a tight spot.I would recommend making a few points you want to ask (or say), and then just  have a conversation. 

Thanks for the help.I think your numbers are too tight for a cash out refinance to make sense. 

My sister and brother in law have a four plex down at bragaw and 6th area which is definitely a rougher part of town but they personally haven't had an issues there.When you get the inspection done make sure that the hot water tanks are strapped tight to the wall.

I’d be more concerned if the escrow numbers are on target, that would make these 2 houses very tight. 

Since my margins are predictably tight in the beginning, it'll also save me 3% on the sale of my flip.That being said, it's expensive (about 3k-4k upfront and a recurring fee of about 1k/year), it's not easy.