A future job loss, and you might be crushed under that 15 year note, but survive under a 30 year note.

Force yourself to survive.

Some say money isn't everything but in my mind, money is as important as oxygen, you have to have it to survive.

No deals = no income which means you might go into debt just to survive which makes saving for investing harder.

Most small businesses that survive the first 5 years have at least one other stream of money coming in from somewhere that allows all of the business profits to go back into the business, or allows losses to be absorbed without closing up shop.

should I wait and prove myself with a little more time of survival or is it time to get a cash out loan?

Again, this is general, and the laws are state-specific.However, Federal laws permit surviving spouses and direct lineal offsprings to legally assume the debt, pursuant to the existing terms. 

(I don't yet have access to the MLS)My model is assuming:     -20% down payment    -30yr fixed rate loan @ 3.77%  -2% of the home value annually set aside for maintenance  -insurance-tax @1.01% property value annually-10% vacancy allowance-7% management feesAm I being too conservative?

So, we can start looking for a bank that can get the deal financed, but it's unclear to me if there's some hidden concern over an assignment clause that we should model. I

if you have to go into double closing mode then you will have to be prepared to not only fund the deal but very possibly hold onto it for a period of time if there is a deed restriction.2  Why doesn't the agent have the end buyer put this property under contract with the exact same stipulations he wants you to have.Nothing about this agent or this deal makes me think you should in anyway move forward with it.If you need more help just PM me....Peter