I calculated roughly sending 800-900 per month after all expenses such as all utilities, PITI, repairs, etc.

.$200k for repairs alone, but profits can be as high as $100k!

Basically, if you run all your numbers - Rent MINUS mortgage, property tax, insurance, property management fees, listing fees, take into account vacancies, repairs, cap ex, (HOA fees, Utilities, lawn/snow care) and you come away with a good chunk of cashflow, then its a good buy.

I plan have it painted and to make whatever repairs are obvious and necessary.

It seems like I will need to make several repairs and obviously the septics will need to be inspected (1988).....so I will need cash to do all of that. 

I would also make a list to hand to tenants of you plan to repair and when once they move in. 

I have enough cash for holding and repairs, but I don't have enough for the 25% down. 

Any recommendations on a contractor or "pool repair" guy? 

However I don't know repair costs in Sufolk.

I've hired contractors to refinish, to make small patch finish repairs, to redo 3 piece tub walls and to completely remove and replace tub shower units.