Off market from a realtor attempting to gain a listing from one of my available rentals.

I understand Airbnb's point view based on what you said was going on.The actual owner is going to have to attempt to straighten this out.

FL state law does not require the owner to provide AC but we want to keep the tenants happy so we attempt to do just that.

The reason being every site and project is unique, and while I do attempt to provide a reasonable estimate of what it will take to complete your project there are many factors outside my control.

The rehab + landscaping = $65K (approximately) Would it be better to seek out private money and pay them back at refi or attempt a cash out refi.

I would make it to the point on the first attempt.

Further, there was a lawsuit brought by the City to attempt to shut down a STR operation that concluded in November of 2022. 

And, fair warning to all (and we will give warning, except in cases that are so long overdue we should have dealt with them years ago), thinly veiled attempts to drive business, without a real effort to provide practical advice, will be similarly moderated going forward. 

I did ask if they would need the house furnished (in an attempt to find out what they were really looking for/needing), she said they would prefer the house be furnished, however they would just buy furniture if they had to. 

City planners advocate for this sort of treatment to preserve the ratio of homeowner to renters, or planners are attempting to change the direction of investment in their city altogether.