You can get a refi based on the as is value after 3 months of ownership.

I would also let them know they are ranked on a point system based on our application criteria.

I'm constantly juggling the rates for my Airbnb listings based on what my competitors are charging. 

Based on the numbers and my strategy, do you think this is a good investment for my first property?

Most lenders will vary how aggressive they will get based on the experience of the operator (you), but I don't know any that will lender to someone who's never done a spec build like you're contemplating.

My wife and I have obtained three traditional loans and one lease with the option to purchase, resulting in most banks turning us down based on debt to income (non-portfolio lenders). 

I have a C property based on age and condition that is in an A / B neighborhood.

Permit eligibility is based on region (usually the west side of town) and density (quantity of surrounding STR's in the area) as well as percentage of landscaping and minimum parking requirements. 

I turned lender based in St.

The biggest key was understanding that It was more important to get on base then it is to hit a home run.