Need help analyzing a potential BRRRR deal

[Jim Stevenson]

I'm looking at a SFR in northeast PA that is listed for 18k but I can probably get it down to 15k. It's in pretty good shape and would require about 10k to get it rent ready. I can get a Lending Club loan for 30k at 629.18 per month (9.44% interest rate) for 60 months to fund the purchase price and rehab. It would end up cashflowing 305.50 when accounting for 10% vacancy, 10% repairs and 8% property management. It would most likely appraise for 35k after a year and at 70% LTV I can pull out 24,500 and then pay off remaining balance of the loan.

Since this would technically be negatively cashflowing -$323.68, would this be worth it? Am I better off just trying to finance 20% of the purchase price?