I’ll keep this thread going rather than message you for any future BPer looking for info.

I would work with the lender and put together a well thought out Reconsideration of Value (ROV) with better comps and detailed reasoning to justify the higher ARV.There are lenders that don't do appraisals for hard money loans so you could try that in the future to avoid these situations. 

A 1031 exchange defers all taxes by reinvesting in a like-kind property, preserving capital for long-term investments but adds complexity and future tax obligations.

If you’re west of 315 then not so much in the near future. 

Work with a CPA to optimize your tax returns to reflect sufficient income for future loan approvals.

For future properties, I'm in search of a better fit and was referred to Precision Realty & Management as an option.  

I sent you a PM.The cap rate isn't awesome, but I do like having equity as a good hedge against inflation, in addition to the tax advantage and potential for future 1031.

I would expect start-up costs such as stocking linens/bedding, upgrading certain furnishing and amenities, and pass-through costs for listing on the OTAs (like VRBO, Airbnb). 

Look for future value in Dallas, TX and buy it.

Under current rules, NOLs can only be carried forward indefinitely (not carried back).Losses from stocks (Schedule D/Form 8949) follow different rules and cannot be mixed with Section 1231 losses.