help on first deal

[JOE SNEAD]

here are the numbers
1100 sqft condo 28k
rents for 750-850 a month
hoa fees 360 month
tlc needed - heavy clean, paint, new stove-1k
buying all cash no mortgage
So if the place rents out at 825 no vacancy i make my money back in 5 years.

I would like to refi the place. I went to my personal bank and they were very conserative when it came to investment properties. they would do 70% of my purchase price

Does this deal make sense am i missing anything? i feel it works but the numbers seem tight and the Hoa fees seem to be killing it.

Advce suggestions critics?