Please : some opinions on my first attempt at a BRRR - Newbie

[Michael Jenx]

Hi friends. Newbie here. Reading and reading and trying to soak it all up from all of you.

Need sincere advice on my first investment. Here is the info:

-Foreclosure for $85,000, 3 Bdrm 2 Bath, 1200 Sq feet, Lot 7,000 sq ft, detached 2-car garage,1945 built.
(Roughly $80/sqft price)

-Small town with 12,000 Population. Good schools, nice clean town.
-Taxes $600/year, no HOA

I will put down 20% ( $17,000) and do some basic fixes ( maybe carpet and paint total about $4,000)

Rents appear to average at $900-$950/pm. Snowfall is 60inches annual.

The BP calculator had me at 20% cash on cash and $420 positive cashflow. I assumed a 10% vacancy and 5% repairs. I assumed $3,000 closing costs

My main fear is not being able to rent it. 

Would really welcome any feedback, to avoid me getting myself in a mess. ( I also live in another state, so I would need to fly in. I'm hoping to self manage(no prop management company). There is a small Airbnb opportunity due to hunting in the area, but I would think a good long-term renter is the goal.

Thanks in advance.

-Mike