Okay enough prologue, here's the deal:3003 Finley St, Fort Worth, TX, 76111 (United Riverside)4 bed, 2 bath, 1570sf, built 1951Asking $84,900Estimating $25,000 in repairs (roof is 2 years old) needs: vinyl floors, new countertops, appliances, HVAC, possibly re-wiring, trim/doors, and paint.Estimated ARV: $150,000 (I base this on 3 bed 2 bath comps ~1350sf only a few blocks away selling for $159k to $185k, roughly $100/sf to me seemed like a conservative estimate)Estimated rent $1400/month (I based this on Fair Market Rent chart for 76111 from section 8 housing which lists 3 bed at $1350 and 4 bed at $1720, plus several 3 bed 2 bath rentals currently available a few blocks away at $1350/month)Running BRRR numbers with $80k cash purchase, $25k rehab, refinance at $105k, %10 capex/repairs, 10% vacancy, 10% management fees led to a monthly net cash flow of about $200.Is there something I am missing about this deal that I need to account for?

I was thinking Vinyl plank flooring, and used SS appliances off craigslist or Facebook market place and also the scratch and dent stores.Upgrade bathroom?

I replaced the carpet in the bedrooms with a luxury vinyl flooring from a local surplus warehouse store.

They've been dressed up over the years with new roofs, vinyl sizing, replacement windows, etc. but it doesn't change that they're structurally inferior to conventional stick-built houses of the same age in other areas.

  ( if it was not obvious the line had been replaced in the recent past or was not PVC.).Its one thing I see many turn key buyers miss in their home inspections is a sewer scope.. out in our market every realtor first thing they do is recommend a sewer scope I even have them do them on my new construction homes..  

It’s what I believe to be vinyl glue down tiles.

Pick a high-quality laminate or vinyl plank floors. 

As a family we demo'd the old wood fence and have one post and panel left to install of 112' of PVC fence, 70' of HOA brick wall helps.

Copper/pex and pvc plus modern wiring plus good condition, then age in theory should not be a big concern.

For the flip I would do carpet, vinyl plank in the rental.