Analysis Paralysis!! Help!

[Stephen Bennett]

So my wife and I are having issues with running numbers on properties. We are located in the state of North Carolina. We currently have a property with an ARV of $150,000 - $160,000 and are trying to come up with a max buy price. The home is currently listed at $99,900. We figure in 6% for the closing of the purchase, repairs are $20,200, holding costs at $300 per month for 6 months is $1,800, down payment for the hard money is 10% which is $9,900 with 100% of the rehab included, LTV is 70%-75%, 12% interest-only payments, 2% points, along with closing costs 9% on the sale, our profit is $22,500. Our max purchase price isn't making sense, and we feel we are doing something wrong. When I use the quick estimations from books I have read, we are extremely lower, like $20,000 lower. Our max purchase price is around $58,000 which is very far away from the list price. What are we doing wrong?