Can you review these numbers?

[Derek T.]

Can you review these numbers and see if I am forgetting something or over calculating something? Credit to Brandon as I believe I got my framework from his site. Thanks.

Purchase Price (B23) $100,000.00
Repairs (B24) $50,000.00
Points Charged by Lender 3.00%
Points Added to Loan $3,000.00
Purchase Closing Costs (@ 2.5%) $2,500.00
Out of Pocket (includes closing costs and payment) $7,750.00
Holding Costs (Taxes/Insur/Util/HOA/Lawn @ 2.5%) $2,500.00
Inspection/Appriasal Fees $600.00

Total Invested $165,750.03
Total Cash Needed From Lender $153,000.00
Hard Money Monthly Payments (16%) $2,031.84
Total HML Payments (@ 6 months) $12,191.04
Lender Loan to ARV 67%
Total Loan Owed Lender $165,191.04

After Repair Value (B25) $230,000.00
Home Warrant $450.00
Termite Letter $100.00
Realtor Fees (@ 6%) $13,800.00
Our Closing Costs $1,500.00
Their Closing Costs $1,500.00
Total Debits at Closing $16,800.00

Total Cash Received if Sold Now $213,200.00
Total Invested (B41+B49) $177,941.07

Total Profit $35,258.93

I have the rehab costs at $42,500 however I increased the allowance to $50,000 to cover any unexpected costs. Also the recent comps are $240,000 (for a great renovation), $225,000 (for a pretty good rehab....nice kitchen, nice bathrooms, good curb appeal, standard everything else), $190,000 (for average rehab.....basic, cut on finishing materials, etc.). I think the agent will come back with best and final and I will resubmit for $105,000.