The amount of liquidity you would need depends on your price point.

If the specific neighborhood isn't the issue and it's just timing then remember to make your future rental contracts expire outside of the slow period. 

Read The E-Myth Revisted for more info on building a system vs. buying a job.You've estimated closing costs at 1.78%. 

Position yourself with available cash - a credit line, partners, better with rich relatives.there are many ways to create cash flow - controlling real estate using creative financing, pro-active expired, post auctions, pre-auction pre foreclosures - delayed settlements, use of skinny contracts. referral networks, estates, land and lots and making many non-committal offers, violations and housing court.

Do I press criminal charges for B & E/theft, seek a real estate attorney or a criminal attorney.

I have a crew of 3 guys now.I have a credit score of about 760 and $20k in liquidity that I’m trying to invest.

You might be better off doing a cash-for-keys arrangement or declining to renew the leases when they expire (find out when that is, BTW).I assumed a 10% vacancy rate, which is probably why my expenses are less than yours overall. 

@Lynnette E.

I put it on Zillow and sent a text/e-mail/rvm marketing campaign to every single cash buyer, neighbor, and realtor in the area.

Hi everyone,I started last year to look into real estate and are my first deal this week.This means all my capital is tied up for now, but I am still scanning the market for good opportunities focusing exclusively on my area (Manassas & Woodbridge)I was thinking of starting a small newsletter to share great opportunities in the hopes of learning more and/or working together on them (got my Realtor license...).If this sounds interesting can you ping me your e-mail address so I can add you!