Please analyze my first BRRRR deal!

[Steven Fiscus]

Hello BP!! I am relatively new to BP, just upgrading to my Pro account a week or 2 ago, and really starting to utilize this site! I love it so far! I am looking to land this as my first deal! I used the BP BRRR calculator for this deal, but would like to hear some input from others as well! If there is any other information I need to add to help get some great feedback, please let me know and I will add it right away!

Thanks!!

- 2 Bed/1.5 bath single family house
- Asking price is $110,000 

- ARV $165,000 - $175000 (3 bed, 1.75 bath)

- Estimated repair cost of $30,000 (high estimate) includes turning basement area into formal bedroom 

- Using a 2 point/12% hard money lender for financing

- Rent will be $1200 - $1300

- Using the BP BRRRR calculator, cash flow is about $220/month.