[Calc Review] Help me analyze this deal

[Joel Lwanga]

Hello Everyone. This property in Pittsburgh, PA is on market for $77K, but having analyzed it several times, it doesn't seem to work at those numbers. It has an ARV of 235k based on several solid comps in the neighborhood. With an offer of 40k, I'll be putting down 25% ($10K) and using hard money for the other 75% ($30k), as well as 100% rehab (85k) with an 8% APR. Paying only interest for the 8 months the rehab will take, I'm only make $60/month after the refinance. Does my offer need to be lower than $40K, or are my numbers off in some other way?

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