BURRR Strategy on Single Family Deal. $0 out of pocket

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Hello BP. 

I just a single Family deal under contract from Wholesaler. My plan is I am going to use Hard Money lender for first financing to buy and  rehab. After I get it rent out, I will refinance to 30 year traditional mortgage. Here is the detail and you guy can let me know if it is DEAL or NO DEAL. 

Buy it for $82000

Rehab will be at $10900

SubTotal : $92900 

Plus Hard Money Fee 4 Point and Closing : $7800

Total : $100700. 

The Rent will be $1150 per Month. 

The ARV will be $140000 

so when I going to refinance, they will do 75% of ARV = $105000

After Everything : New Loan $105000-100700- Closing cost = Around $0 Out of pocket.

Payment for New loan is $105000 and $2700 Tax and $1200 Insurance = $888.36. 

Monthy cashflow is : $1150-888.36= 261.34 

Is it good DEAL ?