I'm leaning at doing the deal as I'll come in with no expense and if the deal goes south then I have the down payment on the 260k and not the 229k that I am buying it at.

I'm using roughly the same expenses for all the properties, and I'm trying to be conservative.

Do you have a target for cash flow per door for each unit you acquire going forward after all expenses?

Use it to keep your personal income and expenses separate from your business income and expenses.

We made 10k off the deal before expenses. 

As an agent I have noticed there are some full service CRM and website options such as Boomtown and RealGeeks but they seem SUPER expensive.

What are you TOTAL monthly expenses including gas, food, gifts, movies, mortgage, dinners out etc?

Houses are expensive.

According to numbers I've received from the listing agent, the annual heating/oil expense is just shy of $11,000 a year.

You'll typically have a lot of tenant challenges not to mention that you're maintenance and CAP Ex expenses will be a much higher percent of your gross income due to the fact that it costs as much to fix a leaky faucet or replace a furnace on a property renting for $900 as it does on one renting for $600.