Hard money Analysis: Please HELP

[Barrington Duncan]

The loan is 8 points and 10% interest only, based on a 30 year amortization. All rolled into the loan and whatever you don't accrue, is credited back to you at payoff. This is what the fees are for from a Hard Money lender on a Property in Hampton, Va. Can someone break this down to me.. Only other fee out of pocket is: Earnest Money Deposit $1000. Appraisal Fee$250 Purchase price:$64,000 Rehab$40,00 After rehab Value$184,000 I'am planning to fix and flip this house not hold for rental! Is this a great deal?