What am I missing ?

[Jason Davis]

I am making calculations to make sure my numbers and choices can make me a profit.

The ARV is $109k to $129k.

I have priced all my repairs and selections, rehab cast are in $12,500 range, I added 20 0/0 to cover overages etc, so let's say $15k

My purchase price is $30k (city owns house and 700 others and the are dumping them for cheap)

So the cost I have included in caps are:
Sales commissions on back end
Original purchase price
Hard money interest of 14 0/0 paid monthly
Per diem over 90 days ( part of hard money deal)
The rehab costs
Closing cost of purchase and sale sides
Insurance
Taxes
Electric bill
Water bill
Might have a trash bill due to being in the city

What have I missed? The sale price and hard money are accurate per my deal. And it's 1st flip!!

I plan on listing for $99,995

Thoughts?