Real Estate Deal Analysis advice Houston Texas Single Family

[Barry Hedgebeth]

I have a property on James Franklin Street in Houston Texas Its a 2 bd/ 1bth (can easily be converted to a 3), 1200 sq ft, built in 1935.

comp1 2bd/1bth built in 1940 completely renovated sold for 70,000 on 7/9/18

comp2 2bd/1bt built in 1920 completely renovated sold for 98047 on 8/30/18

comp3 3bd/1bth built in 1950 completely renovated sold for 129,900 on 5/4/18

Purchase price is 57000

Estimated Rehab is 25000

Estimated ARV is 115000

Hard Money Lender will loan will loan me 69700 at 12% interest with $447 payments monthly, would need to bring 14,894 to closing to purchase with  the hard money terms

A separate party (real estate investor) will lend me $120000 for $10,000 equity in the property to cover a portion of the closing cost with the hard money lender ($14,894-$12,000=2894)

I would get the reaming $2894 off a Wells Fargo credit card to completely pay the closing costs for the hard money loan

I currently have about 3200 in reserve to pay bills and no job, I'm worried about not being able to cover the hard money and credit card payments

Would anyone do this deal with following terms and conditions?