First BRRRR investment propin Baltimore

[Vina Real]

Hi everyone! I found this thru the Marketplace from a reputable person. Here's the info:

Purchase Price- 60,000

Closing Cost-4,000

Repairs- 30,000 (he emailed me the full inspection report and had a contractor estimate at 25k)

Rent- 1300/month

ARV- 115-120k

Property Taxes- 250/no

Insurance-18

Capex- 8%( I have to replace the roof since theres a leak in the rear bedroom, the HVAC looks good)

PM-10%( I'll manage the property for now)

Repairs-8%

No HOA, 1 mile from JHU,MSU, quiet street.5

I'm purchasing this as cash, but I got a personal loan of $50k from Sofi at 7.45% for 7 years, $30k from my aunt at 7% for 12 months and savings of $30k mainly for real estate.( I got emergency fund of $7500, Roth IRA 6k and SDIRA of 150k. I invested the 97k in my SDIRA in different niches( $50k in syndication, 25k in a fix and flip company and 22k in notes). My questions are:

1, What do you think of this property? The wholesaler suggested I turn it into 3 bedrooms by adding the 3rd one in the basement. Is this a good idea. There's 2 sump pits in the basement. Is this a red flag? How much does it cost to finish a basement and add a bedroom. There's a half bath in the basement and 2 master bathrooms upstairs.

2 if I cash out refinance, What is the percentage of the ARV that they will give?

3. Should I include the loans in my calculations even though I paid it in cash? This is where I get confused with the BP calculator.

4. How much reserve should I allott on this property?

5. What's next after I close on the property? I read it here somewhere ion BP that you need vacant and rehab insurance,  lead inspection, and registration of property and transfer of utilities to my name. Where do I file? Any ideas and tips for registering the property?

6. Where can I get the Baltimore landlord and tenant handbook? Any recommendation?

Thanks for all your input guys! I'm pretty sure I forgot some details and I apologize for that.

[Ian Barnes]

How can we make a decision on a deal if there is no address? 18 dollars a month for insurance? minimum insurance policy is $500 a year, did you include holding costs into your rehab, builders risk/liability?  Did you include money to make it lead free? Did you know that in order for a 3bd to be considered a legal bd in Baltimore city, it has to have natural sunlight/ an egress window, and a closet? Self manage from Virginia? you tenants will eat you alive, this is Baltimore City. If a wholesaler says its 25K, always add 10K, and have 5K for change orders.