We made some adjustments to our pricing earlier this Summer 2022 to reflect some material pricing changes that we have seen.With that said, construction pricing can vary substantially based upon many factors including the project location, property type, specific SOW, material selections, contractors used, season of the year, etc.In fact, pricing can vary substantially from investor-to-investor and every investor will have different prices they use. 

I know it's off-season right now, but this feels way too low.I guess my questions are:1) how long do units usually sit on the market without getting rented out this time of year?

Usually seasoning is 6-months or more (depending on the program) and the lender will want to see leased units. 

Disclaimer: I'm only one deal into the business, so please listen to the more seasoned people ultimately.

That transition becomes messy and costly to many investors as they didn't take into account low appraisals, seasoning periods, LTV restrictions, etc...

Not as good as we were buying, but good enough to execute most of the sales before the world started unraveling.The best decision we made during our disposition process was seeking out seasoned agents who were specialists in their market niches and letting them work their magic in their market specialties.

After doing this, I then run the property through Airdna.co and/or Mashvisor.com  Both of these tools will give you projections of what type of rental rates, price per night, bookings, occupancy, seasonal variations, etc. 

You could loan on that, let the $ season for 3 months in the borrower's account, then record the lien on this asset  or the original one as a 2nd.  

Right, the list of things to maintain and/or replace is never ending; rugs, AC filters, light bulbs, water filter in fridge, detector batteries, pest control, coffee maker, stove eyes and pans, silverware, bowls, glasses, sofa cushions, pillows, blinds, brooms, mops, vacuum, brushes, shower curtains, bath mats, beach towels. 

Connect with seasoned real estate investors, mentors, and professionals in the area to learn from their experiences.