[Calc Review] Help me analyze this deal

[Peter Grange]

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*This link comes directly from our calculators, based on information input by the member who posted.

Here is a flip that I am considering. The finance numbers are based on a 6 month loan from a HML at 12.25% with 3.99% origination fees. Loan is 70% ARV. I am looking for a minimum of 20k profit with a 4 1/2 month total time to flip. This would be my 1st sole attempt at a flip. About 60% of the work would be sub-contracted and I would DIY the rest. I think I have assessed everything I can, obviously the calculator helps. Some of the rehab numbers I have priced directly and others are based on a wholesaler estimate (I have inflated those based on personal knowledge). The deal itself is through a wholesaler and that is their asking price. I took 10k off of their ARV to be conservative, though the CMA does suggest $320k is achievable.

Obviously a better HML rate would help the bottom line. I was going to just request a HML for just the purchase vs. the 70% ARV, as I can cover the entire rehab with my own funds but the cost difference does not seem to be worth putting up the extra $17,000. Anyway, looking for some thoughts on this deal and any opinions on items I may have missed. 

Pete