I found a property that might look promising after all calculations. Any input would be greatly appreciated.

Purchase price  $364,000

$100,000  renovation on the low end

Price/sqft:$214

$288 taxes/month

$125 insurance

$120 vacancy

$120 maintenance

$120 CapEx

$1,872 total expenses

Rental income $2,400 /month

Similar homes are selling for 580k. This would be my first investment but I am having analysis paralysis syndrome.  

My plan is to get a loan from a hard cash lender, and BRRR process.

Thanks for the help in advance.