Is It A Good Deal?

Hi there I found a house that is on the market for 240k and when fixed up, the selling is 300k-320k. if hard money lender will lend me 70% of 300,000(LTV)=210,000 I will offer 170,000. needs repair works about 40,000. Expenses: closing cost + points+ interest of loan(15%)=46,000 If sold for 300,000 - 210,000 (Loan) - 46,000 (expenses)=44,000 -25% (tax)=33,000 (net profit minus 18,000 (realtor to sell)=15,000 in my pocket. My question: Am I missing something here? This is my first time, so I want to make sure this is right. Would hard money lender will lend me 70% of 300,000(LTV)? pls help me analyze this...