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@Wayne Warren , a few things that I think you should adjust:

1. You'll likely need at least a 6-month seasoning period before you can refi with a new appraisal.
2. Since this is an investment property, your rate will likely be higher and the term shorter. You may get lucky with a local bank or credit union, though.
3. Your Repairs/CapEx are too low, figure 15% of GSR combined.
4. You're not accounting for insurance.
5. Will you be responsible for any utilities? Sometimes water/sewer is difficult to bill back to the tenant.

As an investment, this isn't bad. Should be good cash flow and decent ROI. As a BRRRR it's not great, since you're leaving $30k in it. Ideally, you want to pick this up for $60-70k and get all (most) of your capital back out.

Thanks for the insight and advice, Jaysen.  Much appreciated!!