CA maybe as high with their EIR requirements that cost 250k to 500k just for the EIR reports.

Hey @Jaycee Greene someone on our team handles the acquisition and lending/banking portion, we only do the monthly bank draws for construction costs!

So, what is my most preferred to least preferred, it all comes down to cost of capital.  

Even 600k loan at 10% interest costs $165 a day.

If transferring the property to an LLC, be mindful of the due-on-sale clause, and note that an LLC itself does not offer tax savings unless electing S-Corp status, which is rare for rentals.To maximize tax benefits, consider cost segregation, bonus depreciation, and short-term rental (STR) strategies, which could allow you to offset W-2 income if structured properly.

The cost of the program is 35K upfront and then approximately $3500/mo for all marketing.

I would tell people today that if you buy a primary residence expect to stay in that home for atleast five years, especially with a FHA loan which has lower down payment as the current forecasts for home appreciation or very low which with closing costs on the buy and sell, it will take several years to have equity in the property and enough to be able to sell, so that is something also to consider.

If I invested 100K today, they are currently providing anywhere from 60 to 72% passive tax deductions due to cost segregation, depreciation, etc. 

Quote from @Dylan Webb: Have you talked to a lender to see what it would cost you?

First thing I notice is the big jump in ARV from the Total Project Costs.