Help please

[Seth Willis]

Here are the numbers

6706 Conley St Houston Texas 

3bed 1bath 870sqft 1 car garage attached.

Purchase price: 30K

Rehab: 15-20k (ish) (haven't seen the inside. The owner said it needs TLC. He has had the same tenant for 10 yrs w no updates.)

$608 in property taxes last year.

Approx. $1000-1400 in insurance. (Crazy high I know.)

So 55k all in (wrapping closing costs into the loan and I plan to wrap the interest only payments as well so I am $0 invested. So maybe $64k)

ARV: $90,000 (based on nearby houses recently sold, and a 5ish minute drive from University of Houston)

Rent comps near by are 900-1050. (Seems to low to me so I may be wrong or not finding them from credible sources)

With the math I've done, I cannot seem to come out if this deal with positive cash flow. I'd like to use the BRRR strategy but idk if my rents are high enough or if I'm not finding the right deals.