Certified letter w return envelope prepaid

My local REIA members are nice, but I feel like their primary motivation is to try and sell me something (prepaid legal, no cash flow rentals etc.).

Perhaps a penalty if it's prepaid before 2 years? 

Why not purchase with cash to avoid closing costs and prepaid monies.

If you wish to get a first assessment consider joining a pre-paid legal plan.

If there are any delays in completion ofthe project, Borrower shall notify the Lender in writing via email.This note may be prepaid by the Borrower at any time in whole or in part without premium orpenalty.

But the limitation of this method is " The new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs, prepaid fees, and points on the new mortgage loan ". 

So the tenant prepaid 3 months of rent which were supposed to go towards March, April and May of 2018. 

Here are the terms:Offer terms with seller financing:Purchase: $250,000Down: $30,000Seller Carries: $220,000Interest due to seller (annual): 5%Term: 18 monthsPayments: Interest only = $917Closing Costs (1.3% for escrow and recording fees and prepaid insurance/taxes/interest): $3,250Rehab and Holding Costs:Rehab: $60,000Property Taxes (monthly): $257Insurance: $200Utilities: $150Plus 10% buffer = ~$670Resale:ARV: $375,000Closing Costs (3%): $11,250Commission (5%, my partner and I would co-list): $18,750My Contribution:Cash Invested: $90,000 (down payment + rehab cost)APR: 5%Term: 5 months (could vary depending on number of months actually held)ROI:ARV: $375,000(Selling Closing Costs): (11,250)(Commission): (18,750)= Gross Margin: $345,000(principal on seller carry): (220,000)(total interest on seller carry - $917 x 18): (16,500)(purchase closing costs): (3,250)(holding costs - $670 x 5): (3,350)= Gross Profit: $101,900(repay my cash investment plus interest): (91,891)= Net Profit: $10,009Here is the spreadsheet I used for all the calculations:Have I calculated everything correctly?

Investment propertyMulti-familySmall loan amount ($50K)The last Lender I was working with, had my closing costs at about $4600 + prepaids.. $56k loan, I would net about $49k.