Buying first BRRRR from wholesaler with $3500 non-refundable fee

[Seaton M. Metters]

Buying my first BRRRR 2 bedroom townhome for $59,000 in NC with a non-refundable $3,500 + closing costs. I'm checking on liens and having an inspector walk property. Value estimated at $87,000. Rent estimated at $750 per month. Am I missing something? Seems like a great deal. I'm ready to jump in but would love some feedback. Thanks:)