@Kallie Cornett, what is the age and condition of the major items in the house?  

I would recommend asking the sellers to carry 20% and you finance 80%, essentially putting you at 0 down as that is what it sounds like you are trying to achieve. 

Not sure current FHA rates, but there is also PMI and can carry some significant fees up front that you don't have in there.I am also curious what you have planned for a $20k rehab budget.  

I also redid the bathroom with help from a contractor on some items plus I had the kitchen redone in a high value way.

This includes four big-ticket items:1.

Hey Carrie,I'm not exactly sure what you mean by purchasing the property "without using my license." 

Hey Carrie, I appreciate you sharing this story and being honest.

The main items ypu want to focus on now when running your calculator is the debt service (mortgage), taxes, insurance, maintenance, Capex (if property is in excellent shape and doesnt need any major improvements then this figure does not need to be quite 10%), vacancy (talk to PM), landlord required utilities (if any), lawn care snow removal (if applicable).

Guys, whats your experience on renting to young ppl who just started.Wondering, if having 2 young couples just out of college is better  or does that carry more risk for vacancies and each being liable towards lease?

so cost me 2500.00 to replace repair and attorney fees. and we will never buy off the shelf plumbing from Home depost unless its state approved.. we buy very few items actually from home depot.Although my supply house right now cant get liquid nails for framing and I made run to our home depot and bought every box of liquid nails they had enough to do about 10 of the next 30 homes i am building thats how crazy things have gotten on the supply chain issues.