Great Fix and flip deal looking for additional funds

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I have a 4 bed 1 bath perfectly located near a growing hospital in the northern part of Pennsylvania. I have it under contract for 31k, they asked 39k. closing date still not confirmed but will be soon. My GC ( father-in-law) has the project at 60k. It will be a fairly in depth flip but not a full gut. Multiple Exit strategies will work. ARV is 180k - 200k. Rent will pull 1800 - 2100. I plan on buying the property cash, have 15k cash reserve and looking to finance the labor/material cost of 60k. It's going to take me 3 months to complete the project. Let me know what you all think and if anyone is interested we can talk more in detail and about returns. Thanks for looking

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