Sanity check on my first deal!

[Nathan Churchill]

Hello, BP. I'm under contract on my first deal and I'm wondering if I can get some feedback. Everything seems to be good, but I could use a sanity check to make sure I'm not missing something. This is for half of a duplex.

Asking price: $75,000

Offer: $75,000 (Yes, I offered what they were asking because there was a lot of competition and their asking price was way under market value)

ARV: ~$110,000

Down payment: $15,000

Rehab: $5,000

Closing Costs: $2,000

Total out of pocket: $22,000

Rent: $1,000

Total monthly income: $1,000

Expenses:

Mortgage: $313 ($60k @ 4.75%)

Taxes: $100

Insurance: $80

Flood ins: $0

HOA: $0

Maintenance: $100 (10%)

Capex: $100 (10%)

Management: 0$ (I will self-manage)

Vacancy Allowance: $50 (5%)

Total Expenses: $749

NOI = income - expenses = $1,000 - $749 = $251/month cash flow.

Wealth gain = ARV - mortgage balance - down payment - rehab - closing costs = $110k - $60k - $15k - $5k - $2k = $28,000

CoC = 13.7%

So, to me this seems like a really good deal and I'm worried I'm missing something because it almost seems too good to be true. The owner is out of state and I'm wondering if he just doesn't know what it's worth. The house needs some repair - flooring throughout, paint, and a few odds and ends, but nothing major. I've estimated $5k for repairs. I have an inspection next week, but I have a contingency in my contract that let's me back out if inspection isn't good.

Also, I've run the numbers and if I follow the BRRRR method and refinance my capital backout, I'm still cash-flow positive ($136/month) and I now have an infinite ROI and $22k to reinvest.

Thoughts?