I am literally shaking and I can't sleep.

Will you lose sleep in you get in an argument with a tenant?  

There is not point stretching your budget where you will not be able to sleep at night.if you need to talk to a lender I can pass you to a few lenders and they can explain your options

Anyway during that time I would drive everyday to make sure nothing was stolen.One day get there and some guy is sleeping in the room.

It's the sign of a beginner or a hobbyist, not a business person.Some folks (entrepreneurs) like to sleep at night.Others (consumers) prefer to stand in the middle of the street naked holding an "umbrella" (policy).My opinion only.

That said, any decision that makes you sleep well at night is always good for you.C 

(the 95-97% of list is actually where mls sales are year to date)There's a lot of hard money out there and there are folks that are willing to take those loans and pay those prices for the property and the loan.There's a lot of deep pockets out there and they can pay for basically whatever they want without taking a loan.I see investors (and residential buyers, for that matter) lose deals every week because they want to "sleep on it".  

I should still have about a 10k-15k cushion in the bank come January after the remodel which helps me sleep at night and then for the most of 2016, again the added revenue going into the new year and remaining 3/4 of the land contract.

I don't mind borrowing to buy a rental, but I sleep good at night knowing my personal place is free and clear.

When you go to sleep tonight pray that the home burns down !!