Was able to easily beat my PB by over 30 seconds with a few route changes. First is to not jump in the pit with invulnerability. This is just faster and you also don't need to deal with the AV's. Second is after watching @mhrz's full run I learned you can just come back through that AV room after blue keygrab. You need an enemy to open the door for you, but if you shoot in the room before AV's a bunch of ghoul's will open the door for you.

Last improvement was on the final elevator to use a trick @Niloquì found to just run straight over the button after pressing it. Final fight didn't go great but just wanted a sub 3 minute run.