Also, your credit rating is typically secondary in the underwriting decisions of a hard money loan.

Also, some concern on the $5.3 million in transaction cost to acquire the property approximately 9% of the deal, obviously there won't be any money set aside for renovations given that the property is only a few months old, so this is all frictional cost to the investor. 

Considering your goal of house hacking a duplex, while FHA loans are common for first-timers, there are alternative financing options to explore:Conventional Loans: Need more credit and down payment, but offer flexibility. 203K Loans: Ideal for fixer-upper duplexes, bundling purchase and renovation costs.VA Loans: Great for vets—no down payment, competitive rates, and no mortgage insurance.Portfolio Loans: Private lenders, good for unconventional income or credit histories.Hard Money Loans: Quick, high-interest, good for investments or major renovations.With $30,000, mix it up—use it for a down payment, maybe pair with a conventional or FHA loan.

I may also need to take out a small loan/line of credit to complete the house, depending on how far my money stretches. 

every person who builds a house or a commercial building has to do so with 25% equity to get it financed with a bank. there is absolutely value in new construction. the hard part becomes making sure your architect knows how to design a building that can make money. but saying you don't know how to is a little silly it's the same idea as existing but ground up you just study the market and look at land more than you do anything else. you can build a house anywhere but you want to do it in better areas. it's either than or higher density's smaller floorplans, etc 

My plan is to allow my portfolio to compound, and then after college pill up some money and start investing in real-estate.

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I'm not sure where to start with private money or hard money lending when it comes to covering rehab costs on a rental property that we already own.

You may consider mid term rental as that area would support that strategy and you should be able to close that gap of PITI and income. 

(To see if you can sell tax free.)How much money do you have invested and how much are you making in cashflow and mortgage pay down.