Two 3/2s same tax parcel - finance up front

This is my first finance first deal and I'm not too sure how I feel about it. My contractor sent me a text one day saying he had a flip he has working on, two 3/1.5s on one tax parcel. Typically I wouldn't buy a flip, but the numbers were reasonable and was a good area, and the kicker is I could finance it from the get go since it was above the 100k loan limits.

They're pretty cute I will not lie! Once done, they'll be fully re done on the outside. New roofs, HVAC's, Paint on exterior siding. The interiors will be completely re done as well, with new base cabinets in the kitchens, brand new LVP throughout the houses, paint, lights, vanities (I believe). It's a nice little turn key deal.

Here are the numbers: Purchase: 150,000



Loan: 

6.5 30yrs fixed

 Loan amount: 120,000

 Down: 30,000

PI: 758.48

Tax: 66.67

Insurance: 208.33

 Total Monthly: 1,033.48

Rents: 2,400

management: 192

BS: 240

Total after Management & BS: 1968


 1,968
-1,033

Monthly income: 935

 Yearly income: 11,220



CASH on CASH Return: 37.4% Seems nice right, but then when you factor in the costs to write the loan (loan origination charges), it becomes somewhat less attractive. But still I think it makes sense. And also, I was keen to try the finance first method. I think I still prefer the buying cash and refinancing in groups just to cut costs of loan origination fee's and other random stuff.