Take care of the hard job first.  

As noted above, a cash deal with all capital liquid in an account today is going to be taken much more seriously than a financed deal or a syndicated deal.  10% EM hard at contract signing and a 45 day close with no extensions will be taken more seriously than 3% EM hard after 30 days, with a 60 day close and 2x 30 day extensions.  

I have a question and would really appreciate your input.I’ve done a couple of fix-and-flip projects in the past using hard money lenders, but I’ve noticed that their fees and interest rates significantly cut into my profits.

But it make it hard to predict the future.

Common problem, no easy answer:(We try to allow our owner clients to arrange their own maintenance, but have learned the hard way there MUST be limitations:1) They can't hire our people!

The agent was getting pushed pretty hard by his brokerage to get this signed before putting in an offer, so I caved, but limited the date. 

They can just be too hard to lease.On the other hand, if the area is doing well economically and its occupancy is currently strong (I certainly want a vacant or near vacant property) I think it's worth considering at least.

Being out of state, I would suggest vetting your "team", meaning find an investor realtor, lender/s (hard $ / long term), property manager, contractors, etc.

Or you could try negotiating hard with the seller—point out the comps and the condition of the property.

Also, if you buy using a hard money lender or cash, Zach Starnes can do re-fi's off the appraised value shorter than the typical 6mos and then you might not need any money down if you buy at the right price.