Trying again with all the details- good BRRR?

[Amanda G.]

Price $20,000, $4,000 down, owner financed

Closing $1,500
Est. Repairs $28,500
roughly $34k in
ARV $85k

Rent $875

Taxes	$95
Insurance	$75
Termite	$50
Repairs	$80
Cap. Ex.	$100
Vacancy	$87
Property Mgmt	$87
Total	$574

$86/month owner financed loan

Monthly cash flow $215
CoC 7% with management/ 10.6% self-managed

Refi $34k leaving 20% in ($7k), CoC jumps to 33%, $28,000 back out

Thoughts?