[Calc Review] 3 Bed Needs work? Help please

[David Taylor]

3 bed 1 bath 1,230 - in a good area, and once sold for $120 just 10 years ago. 

they clearly say it needs work. I "estimate" $20K in repairs and it still is cash flowing $400+ a month. (rentometer avg is 1,345 I did 1200 based on after repair)  

Help - what am I missing? 

How do I do a loan (or roll into mortgage) to get the funds for the repairs? 

This seems like a good candidate for BRRRR

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