We are based in NYC but are considering (as of now) locations outside of NY but within a 300 mile radius. 

If that's the case, you should be able to rate/term refinance at ~75% LTV with a DSCR loan, and with some interest-only basis, your payment will go to ~$850 (based on ROUGH pricing TODAY).

I haven’t gotten a tour yet, but based on driving by and photos of the inside, it looks ready to rent right away.

Based on your first fix/flip, it sounds as if you don't have any issues doing moderate rehab.

They're highly popular for turnkey rental properties because qualification is primarily based on the income generated by the property itself rather than the borrower.

Most hard money lenders base their terms on the deal’s equity and your experience, so with a solid flip track record like yours, you should be able to find better leverage — especially if the deal has a strong ARV.What's the ARV on the property?

Florida's treatment of security deposits varies from many states in that it is required that a security deposit be kept in its own account in a Florida bank.

All Texas based. 

As I start to look at what sub-contractors I want to use I wanted to see if anyone has a good base template for sub contractors to sign?

Not all but a vast majority based on my doing deals in PA NJ WV OH SC etc etc.