Struggling with my Flip Analysis - please help!

[Jan Wanot]

Hey there!

My brother and I just picked up our first flip, and all the tools I'm using are telling me it's going to be profitable. However, when I do my own analysis on cash put into the project versus cash we get back at the end, it looks like we're not making anything.

WHAT AM I MISSING!?

Would you be kind enough to take a look at this simple spreadsheet and help me understand what is wrong?

https://drive.google.com/open?id=0B8rniBLksfG-bHY5amFjMjZKOTQ

Our basic numbers are:

620,000 ARV

370,000 acquisition

89,000 rehab

Seems like there is margin right?! I'm not finding it in my own analysis of cash in vs cash out.