Trying to Understand my BRRR numbers

[Kenny Kuramoto]

I want to see if this is how people analyze their property. 

PP= $100k

ARV = $175k

Rent = $1400

Rehab Cost = $40k

Property tax = $500

PM = $100

Utilities paid by Tenant.

Is this right?

Cash Purchase Closing Cost + Rehab + Refi Closing Cost= Total Cash invested - 2k+40k+6k = $48k

$175k*75% =  $131,250 New Loan Amount

PP+Closing+Rehab = $148k-$131k = -$17k. Short $17k means unsuccessful. Is this correct?

For the Cash Flow

$1400-873(Refi Loan)-$100(PM)-$100(Insurance)-$210(CapEXMaint)-$100(Vacancy) = CashFlow $17. 

Too low. 

Is this a good rough draft?