St Augustine is a year round destination and close to drive markets of Jacksonville, Orlando also GA. 

I'm eager to start the work of finding a drive-by appraiser and calling title & insurance companies to close this transaction.

For example they say they use a special proprietary mold remediation serum that they spray to eliminate any mold growth, but mold armor from the hardware store/ bleach is the same stuff basically.

Or is the new builds basically thousand small contractors ? 

Based on the numbers, it sounds like the high origination fees, combined with the 70% LTV cap, are driving up the costs, especially if the lender is being conservative with their appraisal values.

I currently don't know where you are in your investing journey, where you are trying to go, or if you are walking, riding a skateboard, or driving a Lamborghini.

@David Georgeson understand that you are frustrated, upset and basically looking for a scapegoat.Unfortunately, no PMC that knows what they are doing would be responsible for this.How do you realistically expect a PMC to keep someone from breaking into your property and illegally occupying it?

Basically they would become shareholder or officer in business until you have the experience documented. 

If you have a small and/or basic unit I think it could be looked at as optional. 

Thanks @Max Emory & @Jake BakerI am in the process of test driving Stessa to see if it helps with improving my efficiency on the property management side, including keeping track or insurance, property taxes, maintenance etc.