Should I even consider this house?

[Vince Williams]

So... after searching high and low I found a property that I wonder if it is even a good deal or not.  

The details:

List price: $299,000

ARV: $400,000 (based on 5 really good sold comps on local MLS)

- Selling costs: $14,000 ( i have an agent that will list for $2000, so figured about 3.5%)

- Estimated repairs: $75,000

- Holding Costs: $15,750 ( i estimated based on 

Lets say its 5 points and 15% using hard money for 6 months)

- Buying Costs: $52,500 (25% down)

- Purchase Price: $210,000

= $35,848 potential profit

Initial hard money loan:  $180,000

ROI 20%

now i know this is probably not how I do this, im kinda new to this evaluation of properties that is what got me some bum deals in the past.  And i know the numbers are probably not exact, that is not my point here.  What I need help with is identifying what I am missing and how to improve my processes so when another deal comes along I am evaluating them properly and MAKE SOME MONEY!!  And I really would not be opposed to a mentor.

Vince-