Not really a BRRRR because you did not get to extract much of your investment.   

I suspect with “only” $160k of equity, a refinance to extract money will be difficult as there likely it little to extract at 80% LTV.  

The commissions here are too small to be meaningful unless I concentrate on southern or mid-coast Maine and no, that's not my cup of tea. 

B is a new investor and wants a return, but does not want to be overly extractive towards N (i.e. wants to give N a good deal and a path to ownership).

Even if the numbers work out on this purchase (which to me it looks likely you will extract very little of your initial investment out via the refinance), you have to question if there is another property that would work better. 

This hinders any plan to extract value.You also have an issue with your calculated cash flow assuming financed at an investment LTV. 

Should I even look at these estimates in any meaningful way?

I need a person with a passion for making meaningful sales and building a mutually beneficial lifelong rapport with their investors.

I doubt using STR assumptions for any of your pro forma's will be meaningful. 

It's very difficult to give a meaningful answer with such a general question and especially without any background information.I checked the map and it looks like it's in the middle of nowhere.