Deal Analysis - Good First Flip?

[Benjamin Ervin]

Forgive me if this isn't posted in the proper forum, I am still getting familiar with the site.

This is the 30,000 ft view of a property I am currently looking at.  This is probably the 30th house I've analyzed and it appears to meet my criteria.  I am submitting this for opinion of the experienced flippers here on BP.  I have bids on rehab costs already (see spreadsheet below), so those should be solid.  I have a contingency placed into the rehab figure, as well.

PURCHASE COSTS:
Purchase Price	($62,000.00)
Inspection(s)	$400.00
Appraisal(s)	$450.00
Survey(s)	$0.00
Lender Fees/Costs	$0.00
Closing Costs	($5,200.00)
Other	$0.00
Total:	-$66,350.00
REHAB COSTS:
Labor (from page 2)	($13,900.00)
Materials (from page 2)	($16,380.00)
Total:	-$30,280.00
HOLDING COSTS:
Mortgage Payments	$0.00
Property Taxes	($300.00)
Insurance	($700.00)
Utilities	($900.00)
Lawn Care	$0.00
Other	$0.00
Total:	-$1,900.00
SELLING COSTS
Selling Price	$130,000.00
Commission To Agents	($7,800.00)
Buyer Home Warranty	($500.00)
Buyer Termite Letter	($50.00)
Buyer's Closing Costs	$0.00
Seller's Closing Costs	$0.00
Total:	$121,650.00
PROFIT:	$23,120.00

On to my questions:

- Other than potentially needing to pay some of the end buyer's closing fees, am I missing anything else that should be accounted for?

- This property is in a good area (about 1/2 mile from my primary residence), but is on a large lot with several trees and essentially no grass. It is a wrap around driveway, but is a dirt driveway. Do any of you investors that have flipped property in slightly more rural areas have any experience with this and how it has impacted the sale? The comps actually support an ARV of $140k, but with the property, I have factored in an ARV of $130k in my analysis.