Having this level of details is a must for me because the more accurate information I have beforehand, then the easier the decision is with buying a place. 

Does that sound accurate?

Make your offer contingent on proof the numbers are accurate ( if they acceot your offer ask them to provide T 12, rent rolls, utility bills, proof of deposit, Tax returns etc)As far as it being big enough that depends on your goals, what are you looking to accomplish and how will this building help you do that?

I say probably make your wholesale fee 5k and if your numbers truly are accurate (I’m being conservative), this is probably a deal.

A cash out refi will net you about $40k if your numbers are accurate. 

If you're trying to use the BP calculators to analyze a deal, I found they are not accurate for closing costs as each state deals with taxes at closing differently.

3) you don't know how accurate your estimates are4) who came up with the ARV?

For a more accurate quote, you'd have to contact builders in your area as prices changes by location, weather, local lumber prices, labor, etc.

I’m currently in real estate agent school as well so I will also be able to get accurate comps as well. 

I am in full agreement that a positive cash flow is a very important goal, due to the fact it insulates you from gambling on appreciation, equity, and rent increases.