The PM said they don't up-charge, but most repairs and expenses were ridiculously high.

What are they charging per night? 

Charge a fee for the ESA.

The power company supplied and installed the new meters (at no charge, at least not yet) and verified all the work around the 4 gang meter pan was done up to their standards.

There is shared laundry, not charged to tenants.

I think hard money lender to take this risk cannot legally charge appropriately which means the law is working against you (the law meant to protect owner occupied owners from unfair loans).I agree with @Jay Hinrichs that your best option likely is to sell on the mls.  

Rehab contractor charged $10K, the online report says $16K.

Hiring someone to do the work will likely cost too much (I would charge a small fortune, it's an incredible amount of work) and doing things as cheaply as possible will bite you in the *** later when you start having issues with your own shoddy work and/or materials.

I am working with a RE-focused CPA this year who charges a flat fee of $2,500 and is very responsive so far.

Also make sure to build on a property located in a desirable location with larger pop density and if holding for rentals, charge median rent for that market as lenders want to see a bigger pool of buyers/renters available to occupy/sell.