In addition, Airbnb is getting more and more competitive since the number of listing are going up and many are not getting filled as fast as in the recent past.  

Long story short it cost me a deal plus more money (Besides the sign up fee (5k not 4k) plus the monthly cost of 160 to 180 for the "subscription" as well as the EM, Termite reports etc. and not only caused issue with the seller and their realtor but mine as well.

Moisture in ceiling; subfloor damage.Moisture in ceiling; staining and previous repairs.Moisture in baseboard and floor.Moisture in ceiling; staining.Moisture in ceiling.Roof replacement; address moisture and leaks.Exterior inspection; identify and fix moisture sources.Fix moisture damage.Electrical system overhaul; ensure safety and compliance.Temporary housing costs for tenants during repairs.

You are looking for a specific product and you have a situation that creates more liability for a lender, so it's going to be more costly no matter how you slice it. 

Make sure, if you can, that the total project cost is south of 70% of the ARV. 

Do you know of anyone who would be willing to partner with you on this deal to assist with the closing and holding costs?

While many people do this and get away with it, you  need to realize ther are costs and risks for doing this.

My husband and I are looking to buy our first ever real estate investment out of state (we live and rent in NYC. we do not want to buy here due to high cost of properties and high tax rates).

In most areas it is more cost effective to rent than to own (unless you want to be house poor). 

Consider the additional costs for cleaning and maintenance with Airbnb.