Would you take this low/no cashflow deal?

[Johnnie Bembry]

Hey guys, I'm a newbie looking for some advice. I'm looking to do a BRRR back in Kansas and I came across a deal where the owner is offering owner financing. I know for the most part people love owner financing but in this case, I'm not sure if it's worth it. The owner is looking for a total purchase price of $25K with $3K down at 10% interest over 6yrs so my monthly payment would be about $410. The property is a 2bd/1bth 720sq ft single-family residence and the details in the listing say the roof is newer, the vinyl siding, and the foundation is "solid" which I'll verify all this if I decide to look deeper into this deal. Just from the pictures, this house needs about $10K worth of updates (paint, appliances, and curb appeal)...ARV is $38K-$40K based on recently sold comps.

My biggest concern is cash flow. After running my numbers, I'll be hovering just over the break-even point but will own the house in 6 yrs which then I should be able to pull about $30K after refinancing. This is the only reason I'm considering this offer. (My cash flow numbers are taking into account the vacancy, management fee, maintenance cost, and CAPEX.) So should I look more into this deal?

Good or bad let me know what you guys think. Thanks in advance!