And, as others noted, it also can greatly depend on what you plan to do with the cash, if you aren't investing it in this house.  

It's in small town so there won't be huge appreciation we are planning to have tour next week.

I think the vaulted ceiling is classy and the floor plan looks great <custom design>.

Before this we are planning to go debt free in the next 4 months.

I just purchased my first house and plan to run it as a mix of MTR and STR.

What would be your plan to pay back the HELOC if you were able to get it?

So in that time I should have around $25-30k in pure profit saved up in rents.Once I have finished the rehab and stabilized the property I plan to either sell or refinance within the year.

This may affect what you can sell it for.Other option if to find a better PMC and follow your original plan.

In the future if you plan to continue to invest in STRs, would encourage other areas - shoot me a DM and happy to walk you through where I'm seeing the most friendly regulations and best cash flow. 

If you’re planning to hold the property long-term and want to avoid potential roofing issues down the road, I would lean toward the standing seam steel roof.