Please evaluate and lend opinions

Foreclosure REO

Bank asking for $135k

2 Unit 4br/2b 1,687sq ft

Comps are low 150s high 180s

So plugins in the numbers

Prop price $135k

Looking to putting in $10k (using a hard money lender if possible)

rent around the area goes low $1200 to high $1450

So i went with $1200 to be conservative on my numbers

So here are the numbers ( please evaluate and give guidance if any)

Property price $130k

Cash on close $10k

Rent for 2 units $2400 ($1200 per unit)

Prop tax $166

Insur $100

Mortgage(30yr fixed at 5%) $724

Propt manager $240

Hoa $0

VACA (10%) $240

Capex/repair (10%) $240

Total expense $1710

$2400-$1710= $694 cash flow

Cap rate= 12.5%

Coc return = 82,8%

So my question is is this a good deal? Is hard money/private money lender a better option to buy or does anyone have any other advice on this?

And should approach this plan as is to a lender or there need to be more tweeks?

Thank you ahead of time