Flipping using Hard Money calculations

[Daniel Llauger]

Hey BP flippers pro's

This is the first time I've been doing a flip using Hard Money, and I've been struggling with the numbers to the point if I'm doing the math correct or not. 

I have used BP calculator and I also created an spreadsheet, but most of my numbers for profit are too low or negative... If I have a deal like this for instance below, what would be your numbers?

Hard money lends 75% ARV, 10% of loan and 2.5% origination fee, assuming I'm paying closing costs when selling the property ($5,000), here are my numbers...

I might be doing (substracting) something that I shouldn't ?... Any help is appreciated, 

Purchase Price - initial	$118,000.00
Earnest Money	$5,000.00
Fees from wholesaler	$295.00
Purchase price	$113,295.00
ARV	$185,000.00
Rehab	$45,000.00
Purchase Closing Costs	$1,500.00
Loan Amount calculation	ARV x 75%
Max Loan Amount	$138,750.00
Actual Loan Amount	$138,750.00
Monthly Interest payment	$1,035.63
Max Monthly Interest payment (after all draws)	$1,300.78
Final Loan Amount to pay back lender	$124,875.00
Holding Costs in Fix & Flip BP report
Rehab and sell property (months)	5
Costs per month	$620.00
Total Holding Costs	$3,100.00
Financing Cost
Highest monthly interest payment x months	$6,503.91
Purchase Cost in Fix & Flip BP report
10% of loan	$13,875.00
2.5% origination fee (min $2,500)	$3,121.88
Prepaid interest	$36.33
Total	$17,033.21
Initial investment
Out of Pocket pp+rehab - loan amount	$19,545.00
Out of Pocket - EMD	$5,000.00
Purchase Costs / Lender fees	$17,033.21
Total	$41,578.21
Sale Cost (from bp report)
Agent commission/fees 6%	$11,100.00
Sale closing costs	5000
Profit
Total (pre-income tax)	-$3,657.11
ROI based on 5 month flip	-17.59%