A fair amount of that was the tenant effort, but the representative also said it was due to limited supply. 

Looking for something that would restrict subleasing, possibly put a cap value on landlord-supplied utilities, and be a general short term lease for the property.  

So for any outsider reading this, moral of the story is limit claims in lines 14 and 15, repairs and supplies, and make your DTI look better for loan purposes. 

@Charlie Chres Licensed professional contractors generally dont let the customer supply materials .

I didn't even get into market dynamics, the impact of competitive supply, and projected rent growth.

Me being a "wealthy" American in a 3rd world country I always find myself having to buy home supplies (shampoo etc) and eating out for 3 or 4 people at a time.

why don't you call a TGC to give you a price on what you are trying to get done just tell him labor only and get our supplies, alot will not charge but its a good idea to give the guy 50 dollars cash to min to cover his gas and time to get you out an estimate.Make sure you tell him its builder grade and share with him the price you just got and see if he can stay in the range of David not a bad price range

To be clear, the area should sustain 85-100% occupancy for STR (like my friend sees with his units), as it is in high demand, and has a limited supply.

I am supplying the bank with my information for the HELOC; W2, tax information, pay stubs etc.

I'd be getting a killer deal on the fence due to having left over materials from another construction project at my parents property (they're letting me use their extra mat.) but it will still cost me at least $500 in extra lumber/supplies/labor but is it worth this?