[Calc Review] Help me analyze this deal

[Everest Jordan]

View report

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

Longer term goal is to buy and hold rentals.

This will be a first time investment.

Unit (1780 sq ft) needs all new carpet and paint. LP is 120 - 130k, APV = 150k 

I am looking to BRRR this with either 5% down (FHA loan) or put all cash offer (100k) and refinance (leave 20- 25% equity and pull out rest).

What would be better? 

Not getting 2% ROI in this market (DMV) but trying for at least 1.5 %.

Will I offend the seller/sellers' realtor if I put in a low ball cash offer (90k)?