Chicago investor! Is this a good deal?

[Account Closed]

Hi BP,

I am planning to flip a house here in Chicago and I want to know if some experienced investors could look over my numbers and  give me some feedback. If I'm correct my profit would be about 38.2k. I will be using a hard money lender, so I'm prepared to pay out a lot in fees.

Loan Amount: 100k @ 6 MONTHS HOLDING PERIOD ARV 165K

PURCHASE PRICE 60K                                                                 REHAB BUDGET 30K           

FIXED COST=36.8K @ 6 MONTHS HOLDING PERIOD

=

165000-60000-30000-36800= 38200

PROFIT= 38.2K 

I'M PUTTING IN ABOUT 25K OF MY OWN CASH TO PAY FOR THE FIXED COST AND REHAB RESERVES. WILL I WALK AWAY WITH 38.2K? OR SHOULD I SUBTRACT MY 25K FROM THE 38.2K WHICH WOULD MAKE MY PROFIT =13.2K. 

ANY FEEDBACK?