Also had minimal home inspectors to deal with or repairs. 

Hey Carissa, it can be super frustrating to run deal after deal and keep seeing negative cash flow.Your assumptions — 5% repair, 5% vacancy, 5% capex, 10% management — are totally fine.

Quote from @Myles Berrio: 3 bed 2 bath with bonus room 2,000sqft in a nice "newer build" neighborhood, does have HOA but the exit strategy would be mid-term rental 30 day minimum which I already have experience in.Current loan balance: $249K Arrears: $8.8K Seller receives: $5K at closing Wholesaler receives: $5K at closing Buyer pays closing costs (roughly $2.5K) House is could use about $10K in repairs to be rent ready and I already have furniture in store to fully furnish from staging my flips.

Both options are good, but ultimately it may depend on location, opportunity, and how much money you're able to save up and/or are willing to earmark for repairs.

-Low Maintenance: Fewer repairs mean fewer headaches and more predictable cash flow.

(It was $10k over ask, no repairs, no inspection or appraisal. 25% down and 5 year balloon at 7%.)

This can be a great way to get started with less cash upfront.Budget Wisely: Save for your down payment, closing costs, and reserves for unexpected repairs or vacancies.Learn Your Market: Study neighborhoods with good rental demand, strong job growth, and reasonable prices.Build Your Team: Connect with real estate agents experienced in investment properties, lenders familiar with owner-occupied loans, and property managers (if you won’t self-manage).Keep Learning: BiggerPockets podcasts, forums, and books like The House Hacking Strategy by Craig Curelop can be very helpful.Your mindset and early start put you in a great position.

Running the numbers is key — focus on cash flow, expenses, and potential repairs.

We have the 25% downpayment for the first  Single family residence that would allow a mortgage note of $1,050 per month and rent for $1750 and have a cash flow best case  $700 per month assuming no vacancy/repair ect.

I plan to purchase it in cash and repair the foundation.