Is my math right?

[Jamal Atwell]

I found a home I'm thinking about purchasing to flip. 

Purchase Price: $185,000

ARV = $250,000

If I were to finance it with a HML at 3 points and 13% it would cost me..

$5550 in points

$13,560 in holding costs for 6 months - $2260/mo payments

and since realtors charge 6% I would have to pay 6% when I buy, and 6% when I sell...

So that's...

$11000 to buy

$15000 to sell

So to flip this home would cost me a grand total of $45,000 not including labor and rehab costs?! 

I hope my math is horribly wrong.