The value of the land is estimated to be about 35% of the total cost of the project, I have an excellent credit score, high income and very low DTI so qualifying for a loan would not be an issue, other than the fact that I am not a GC.

I used myself as the buying and selling agent  Did you have a contractor come in to help you do your due diligence on reno estimation before you closed?

But it is a good starting point to estimate your revenue.

My property performance is way below what AirDNA would estimate so I am trying to do some investigation on my own.

And that's even using the high rent estimate, a low vacancy rate (8% would be more realistic), and a very low property management expense (10% of rents is pretty standard), just for starters.If you personally were going to live in this property, it would likely be a slam-dunk...... but, as an investment, it's a money-loser!

It is estimated that there are over 300,000 different types of mold.

@Jordan Regier Adding a garage is much more than people are estimating here.

I've managed to house hack my way to owning a fully paid-off 2-bedroom, 1-bath, 900-square-foot home valued at approximately $67,500.

As a lender, I look at rate sheets and loan estimates literally all day long and for the longest time when rates were stable or declining it made little to no sense to pay points. 

Your ARV is way too high, your estimation of costs is off, your exit takes longer.