I’ve come across a property that has caught my attention and it sounds appealing but my biggest concern is the down payment.

Just spent four months of my life and a lot of money restoring the place....my fault because I wasn't paying enough attention...so now I am hyper-alert...and probably worrying too much, but the past four months I do not care to repeat.

Extra attention to detail with estimating rehab costs.

@Stefan Abel I won't lie I haven't paid attention to how other businesses operate in August, me and my team were working on closing a few deals at that time last year so there is no designated slow time for me.

From everything I've read and people i've talked to , you usually don't have much of a problem getting the $$ required if you find a GREAT deal.  60 - 70%  or less of the ARV with reasonable repairs will get people's attention.  

I medically retired out of the Army after 14yrs as EOD.

So long story short I have a friend in Florida that is selling his house. They signed the contract for it 4 days ago, but yesterday his wife was put on bed rest for the next few months. So they will not be able to mov...

If you have a group of medical students or graduate students applying, that's going to be different than a group of 21 year old frat boys. 

If so, that’s going to be a good deal for you, and you will get a taste for the things you need to pay attention to in real estate investing.

@Michael McCullough pay close attention to property taxes.