If its a log cabin it might have trouble qualifying for the refi - would be smart to get some opinions early if that is your gameplan - would likely be a bigger potential hurdle than the gift/original purchase process

I offer WiFi and smart TVs.

It was listed on Zillow for $110k and we made a low ball offer at $90k, ended up getting under contract for $95k.

Currently, I am using Airbnb smart pricing.

Apply the 70% rule to determine your maximum allowable offer, then negotiate and get the property under contract, ensuring your agreement includes inspection and financing contingencies.Arrange professional inspections to uncover any unforeseen issues, using these findings to negotiate concessions or confirm your repair budget.

All these statutes supercede any written contract between landlord and tenant.Now, if they stop paying, then you do not have the restrictions above. 

Your wholesale contract is the first contract that is assignable to the next contract.

The reason to get the permit is it is a smart investment in terms of the value added, appreciation, etc.  

We're under contract to purchase a SFR new build listed on the MLS as having 2BR.

This will help you in the long run, as you'll find your agent experience will be a blessing & a curse:- Blessing due to your understanding of MLS, searches & contracts.- Curse because MUST change your agent mindset.