Originally posted by @Zachary Dooley: The #s came out great at the endThen be happy you got a good deal, offer an extra $1k to the seller to make the lender required repairs, and close on it.Also send your Realtor a very nice thank you card and gift card so he can take his family out to dinner.

I would be ready for there to be extra costs involved.

I love the cash on cash return ... 50% or so if my math is correct (please correct me if I am wrong here), but I am not thrilled that it is in an HOA.

That leaves you with alternative financing like a hard money loan and that is going to cost you more than the extra funds may be worth to you.

Spending a little extra time/thought on building a targeted list is going to get you better results, and allow you to spend less money on marketing to leads with a poor chance at conversion.

Than you can use the extra money for a down payment on another property. 

Depending on your state of residence, you may want to form an LLC in your own state; in some cases LLCs formed in Nevada or Alaska may be beneficial, but also result in extra filings.The answer to your question will depend substantially on the following1.

I left behind extra batteries.

The deal closed and worked out with some extra closing credits, and the appraisal also came in lower which helped get that price down to better reflect the property. 

I go the extra mile and only require a 5-day notice to vacate and also prorate rent back for unused portions of rent if they need to leave in the middle of the month.