Single family 3br, 1bath 900 sq feet analysis help

Hello Bp. I switched from duplexes to single family for the better selection, and better area for my first property. I was hoping someone can take a glance at my numbers. @Arpan Patel @Jeff Filali @Ranga Ramanathan 

3 bedroom, 1 bath 900 square feet

Asking Price - 110k  

Offering price - 105k (the most ill pay for the property, will offer lower)

ARV - 170k (180k seems normal for the area)

Repairs - 20k

Cash on cash - 49%

Monthly cashflow - $212

ACQUISITION

Downpayment - 21k

Hardmoney lender - 12% at 2 points

Loan amount 84k

Total money in 46k

REFINANCE

loan - 128k

closing costs - 3k

4% over 25 years,

rent: $1250

tenants pay all utilities. I have not factored in property management

Total cash invested - $5000

I think i factored in all the numbers from the BRRRR calculator. If theres anything missing please let me know. Thanks!