[Calc Review] Help me analyze this deal

[Trevor Asay]

Hey what's up BP community. I'm a local real estate agent and investor. I've never done a rehab but I'd like to. I feel like when I work up the numbers, they rarely work out and I'm afraid I may be missing something. I don't have my own cash yet so I'd be working with hard money, which is expensive, like 12% plus 2 points I believe. 

I walked through this property, which is a basket case. My brother in law is a GC and we talked some numbers. We're probably erring on the side of being conservative with costs here but I think it's going to take a lot to turn this one around. 

My GC would have to sub out some stuff like electric/plumbing, but I think this house is probably going to sell for a lot more than what I have as my purchase price. 

Do I need to adjust my expectations of what kind of profit I want for the risk, or am I just way overestimating my costs? (I know you don't know my costs without seeing the property) This one is on the market, I can come up with a plan to find off market deals in the future, I'm just trying to understand the numbers. Any help is appreciated. 

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