Review my deal Richmond, VA

[Jered Collins]

Found a 3 BR 1BA bungalow style home in Richmond.  I'm submitted my first offer today.

Sq Ft = 1,018

List Price = $65,000

Initial Offering Price = $32,000

Max Limit = $40,000

ARV = $125,000

Realtor Fees = $7,000

Closing Costs (Buy & Sell) = $1,200

Inspection Fee = $350

Holding Costs (Personal Loan) @ 6 months = $4-6,000

Total Variable OH = $14,550

Rehab Costs w/ contingency = $34,900

Net Profit (ARV - Variable OH - Rehab Costs - Purchase Price) = $35,550

Net Profit After-Tax (Impose short-term capital gains rate at 39.6%) = $21,827

Work that needs to be done:

Rebuild mudroom and re-route washing machine/dryer lines = $4,000

Kitchen Rebuild: 

1. Cabinets = $1,000
2. Granite CT installed, sealed, beveled = $1,400 
3. New appliances (may use a 2nd hand shop) = $3,500
4. Flooring and back splash = $1,500

TOTAL Kitchen = $7,400

HVAC (received quote w/ ducting install) = $6,000

Front porch repair = $1,000

Half-bath install 12 sq ft (@ $100 per sq ft) plus cost of supplies & equipment = $3-4,000

Add closets to each bedroom = $1,500

Fix ceiling water damage = $2-3,000 

Foundation leveling (house has settled) = $1-2,000

Renovate full bath (replace tub, new vanity, replace toilet, re-tile) = $2,500

Simple landscaping (mulch and shrubs) = $500

Fixtures and Hardware = $1,000

Contingency = $2,000

GRAND TOTAL = $34,900

I'll be doing the majority of the work but will have to sub-contract out construction of the mudroom, half-bath install, and closets.

Immediate Questions I'm concerned about:

1) Cost to rebuild mudroom. For a space that is roughly 5x6 (30 sq ft) is 4-6k enough budget for this? Scope of work involved tearing down existing structure, rebuilding, framing, insulation, electrical, etc.)

2) I don't really have a large master bedroom.  One of the room is adjacent to the the mudroom.  Would it be worth the time and money to push out the bedroom and tie together some of the costs of redoing the mudroom?  How much would an additional 100k cost?

3) How much does it cost to get someone to frame some closets, add lighting, and drywall/finish?  I need three closets done.  

4) Are any of my costs overly under and/or under budgeted?  

Financing Questions:

I was considering getting a personal loan or a personal line of credit. My concern with the personal line of credit would be that I would go over the 30% usage of my credit and subsequently hurt my credit. Has anyone ever used a personal loan to pay for a fix and flip before? I've read not to disclose the exact purpose of the money because they will not loan the money if they find out you are using to buy a home. I can't do a HELOC. I need this to be a quick cash deal to get the offer accepted. Any suggestions or advice would be appreciated.