Most lenders are going to be limited to 70% of ARV ($560,000 total loan amount) but that means they could fund 85% or a bit higher of purchase price + rehab ($560,000/$645,000 = 86.8%), which is solid.

Your income isn't high enough for it to make sense as a rental and the closer you get to your residence limit the greater pressure you will have to sell it before losing your exclusion in whole or part. 500k right now can make $15k per year income with zero maintenance or tenant risks. 

It was on the more limited side in general (for a few days' worth).

I have a STR in the Sullivan County and have been looking for a cleaner but the options seems to be limited in this area. 

If you start a JV in name but do not give your partners proper control and decision-making rights and the deal goes bad you open yourself up to serious consequences which can lead to SEC violations with extremely high fines.Lastly, you can offer the project up to investors who have no voting or control.  

It’s nice you’re trying to save them money, but it limits your upside. 

Quote from @Henry Clark: @Michael PlaksIf they want to stop money laundering and funding terrorism they can control the border.  

Your options are limited. 1. 

While great for cashflow, may limit your exit stratgy.Also, How comfortable are you with the offer as well as the overall numbers on whether this will or will not cash flow? 

Even the subpar situations we have no control over.