I am also being advised that I should expect to pay between $25,000 - $30,000 in total for permits and fees including the $18K referenced above.  

Did you include all of your marketing and management costs in your model, such as AirBnB/VRBO-type fees, cleaning, vehicle costs, maintenance, etc.?

This is in spite of getting numerous off market properties sent to my email.  

This is an example of the fee structure in my state of PA :(some real estate transfers are exempt from realty transfer tax, including certain transfers among family members, to governmental units, between religious organizations, to shareholders or partners and to or from nonprofit industrial development agencies.

I have a rental property so extra documents included things like leases, proof of no HOA on the rental property, etc.

I would suggest emailing or calling the US House of Representatives office for the congressman/woman for the district your rental property is in or the district where you live. 

However when refinancing I was not able to get that personal loan included in the cashout.

We can educate and get you straightened out.Benefits of whole life insurance include:* Income Protection (Disability/Illness)* Flexible Access to Cash* Tax Advantages* Stable and Guaranteed Growth* Asset Protection* Legacy and Wealth Transfer* Uninterrupted Compound Growth* Ability to Earn in Two Places at Once* Inflation Hedge* Dividend Potential* Non-Correlation to Market* Life Death Benefit Coverage* Tax-Free Retirement Income Potential

They also responded timely to emails and close quickly.

Not including bathrooms updates though.