Help analyzing a no money down deal

[Brandon Smith]

single family Home rents 8-850 I will hire a PM sale price is 76900 20% down (15200) the down payment will cost 10% to barrow and pay it back. Finance 61,520 (assumption) with closing cost included @ 3.5% payment of 276 Expenses 5,558 (includes 5% reserves, 10% pm, insurance, taxes, hoa, repairs, admin.) NOI 3796 not including the loan for the down payment Gross income 9353 (includes 8% for vacancy) Cash flow 481 annually not including the loan for the down payment - 3719 cash flow including loan for down payment Curious if I did these numbers correct? And why do people use loans for a down payment? I'm not seeing the value yet. Is the deal bad? Bigger down payment ? I'm still learning