Would you do this deal?

[Jessie Redd]

Purchase price $45K

Rehab 47K

ARV 135K

Rents for $785-800

4/3 single family c+ to B

I can refinance it at 3.6% and take out 100K and have an infinite ROI, but it will only cash flow at $42.79 after property manager, vacancy & repair. I am using my own cash to fund it and repair it. I maintain a $30K reserve as I have other properties that cash flow around $400 a month. Or is this to small of a cash flow? How would you do this deal. This would be my first BRRRR. Thanks!