help with deal analysis

[Craig C.]

I'm still just a noob when it comes to deal analysis I was looking to do the BRRRR method with a private loan and refi after 12 months. I think I'm doing something wrong. please help

the deal

purchase price: $12,000

repairs: $25,000

closing est: $3,500

ARV $85,000

repair should be 3 months but I put in 6 just to be on the safe side

rent goes for roughly $1250-1350 in this area

property taxes: $308 per month

estimated insurance: $65 per month

vacancy: 6%

Repairs and Maintenance: 7%

almost everything will be replaced in this house but I still added in Cap ex: 15%

I will be the property manager but I want to pay myself: 10%

after the refi I'm getting 59k to pay off my loan and I'm left with 19k in my pocket

I'm coming up with a cash flow of $85 per month

my big problem is that before the refi I'm -$641 cash flow per month

did I do this correct

any help would be greatly appreciated