House Flip Profit Estimation

[Justin Nahas]

Hello,

I hope everyone is well. I am a newbie investor, and I am trying to setup my spreadsheet to calculate my profit estimation on house flips. I will be using a hard money lender to partially finance the purchase of the property and to fully finance the rehab costs. In this example, the down payment is 10% and I added $5,000 to include the wholesaler's fee. I have an example below: 

Does the estimated profit seem right based off of the numbers? I am confused on how to estimate my profit when I have to put a down payment. 

Purchase Price	$95,000.00
Estimated Repair Cost	$40,000.00
ARV	$189,000.00
Purchase Price	$95,000.00
Purchase Closing Costs	$3,800.00
Repairs	$40,000.00
Holding Costs (W/S/G/PUD/etc)	$6,000.00
Down Payment (Skin in the game)	$15,000.00
Total Invested	$144,800.00
Total Cash Needed From Lender	$129,800.00
Points charged by lender	2.5
Points added to loan+ servicing fee	$4,745.00
Total Loan Owed Lender	$134,545.00
After Repair Value	$189,000.00
County Excise Tax Rate	1.53%
Excise (sale) tax amount	$2,891.70
Realtor Fees 6%	$11,340.00
Our Closing Costs	$3,000.00
Their closing costs (they'll ask)	$3,000.00
Total debits at closing	$20,231.70
Total cash received if sold now	$168,768.30
Total Money in The Deal	$149,545.00
Total Profit (pre-income tax):	$19,223.30