[Calc Review] Help me analyze this deal

[Jake Lilly]

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This would be my first BRRRR. Seller inherited the house after a death in the family. I already offered 50k cash, + closing costs + brokers 3% commission. The offer was made prior to being listed. The seller declined because she has to split the inheritance 3 ways, and wants to see how the week goes with showings after being listed. I believe that the will be listing for around 75k-80k, which I think is too high with what all needs done, but quite possible for someone who wants to slowly make improvements on their own gradually. It's possible she comes back to reconsider my first offer. 

I believe the ARV is accurate but I can't be positive. At first I thought it to be conservative, but the sq footage of the house says only 672sq ft. I also over estimated costs, since this will be my first BRRRR and I have never flipped a home. 

[Jake Lilly]

@Jon Kelly I accidently left out Insurance, Which I expect to be around $58/month. I also added in 5% cap ex, 5% monthly expenses along with the 5% vacancy I had. I think I agree with you. As I've suspected, it seems like it would be more of a flip than a Refi.

Thank you for the response.