Sanity Check On First BRRRR Deal

[Mike Levene]

Hi all, I'm looking to get into my first investment property and have ran the numbers on what I think is a great opportunity. I have 2 questions, see the details on the deal below:

1. Does my math check out? Am I missing anything (besides the fact that all numbers are estimates and there is always risk involved)?

2. What is the best way to get the property under contract? Do I reach out to the seller first or do I find an investor friendly agent that can represent me as the buyer first?

The Deal:

610 sq ft. 2BR, 2BA unit in Illinois with an unfinished basement that I will convert into a 3rd bedroom and add ~30% more livable sq. ft. to the house (610 sq. ft. to ~800 sq. ft.) and one of the bathrooms is already in the basement with necessary plumbing but needs serious cosmetic work. I am aware of typical code requirements such as an egress window and minimum room size, but if there is anything else I should look out for in the new room let me know. 
The whole house is functional, but outdated. The renovation will cover the following:
Kitchen - new floor, cabinets, appliances, paint, and remove a non-load bearing wall to open up the kitchen and living room.
Living room - new floor and paint
2 main bedrooms - new floor and paint
Main bathroom - gut renovation, new floors, vanity, sink, shower
Basement - convert portion of the basement into a 3rd bedroom with new sheetrock, paint, and flooring for finished part of basement and staircase, - wall off 2nd bathroom and gut renovate

Purchase Price: $60,000
Repair Cost: $30,000 (my own initial estimate came in around $25-30k so I am using 30k to be safer)
ARV: $130,000

Down Payment: $13,500 (15%)
Hard Money Loan: $76,500 (85%)

Monthly Expenses (6 Month, Interest Only Term):
Interest: $825 (11%)
Taxes: $220
Insurance: $40
Total Monthly Expenses: $1,085
Total Expenses Over 6 Month Loan Term: $6,510

Cash in the deal by the time of ReFi:
Down Payment: $13,500
Monthly Expenses for 6 Months: $6,510
Purchase closing costs: $2,500
Total Cash in Deal: $22,510

Refinance:
ReFi Loan: $97,500 (75% LTV)
HML Payback: $76,500
Closing Costs: $3,000
"Profit" after ReFi: $18,000
Equity after ReFi: $32,500


Rental Income:
Gross Income: $1,300/month
ReFi Mortage Payment: $642/month
Fixed Costs: $260/month
Variable Costs: $299/month (23%)
Cashflow: $99/month

My 2 exit strategies would be to simply flip the house, or, if the valuation comes in slightly lower than expected, I am confident I can still rent it at this price because it is a very rent heavy area compared to owning and continue with the BRRRR method with slightly better cashflow because of a slightly smaller ReFi loan amount.

I would love any thoughts, feedback, concerns, etc. about this deal. Thank you in advance!