Please Review my deal

[Venkata Ede]

Hi everyone!

Please tell me what you think of the deal below:

Strategy: Rent by the room | Purchase Price: 310k | Interest Rate: 7.1% | Square ft: 2027 | Closing Cost: 23k

Details: This home is a two-story with 3 beds (upstairs) and 2 and a half bathrooms located in Arlington, TX. Two living rooms because the previous owner added square footage.  There is a very small room (big enough for a twin bed) downstairs that the previous owner had a bed in but no closet. I was thinking to make that room bigger with a closet, add another room next to it which would take up the original living room, and make the half bath a full bath. So downstairs 2 beds and 1 bath and upstairs a master with a bath and two more beds and 1 bath. 

Rehab is around 30K. The seller will fix the roof and foundation and give 6,000 credit.

The lender says the home is currently worth 330K. 

My monthly payment will be around 2750/mo 

If you need more information just let me know. 
Thank you in advance!

[Caleb Brown]

Why is your closing costs 23K? Does that include the down payment? If not I would find a new lender, 23K is nuts. Also if the home is worth 330K and you are buying it for 310K it doesn't seem to make a lot of sense with the 30K rehab