Don't Think My Numbers Add Up

[Eduardo A.]

Thinking of putting an offer in for a property but after crunching numbers, it looks like a BAD deal. Please let me know if my thinking is correct

Property
Conservative ARV: 90k
My Best Offer: 50k
Rehab: ?? (My guess is 30k, I like to plan for the worse do I put it high, BUT I am going to get a few GC's in just to get a feel)

Financing
HML 60%ARV
20% Down Payment
15% interest only payments
6 month balloon term
Points and Fees – 5% or minimum

After crunching the numbers, I lose a bunch of money but do you guys get the same result? The only way I could make money on this deal is if A) the rehab is signicantly lower, which I don't think can happen or B) I buy it for less than 30k.