I am realizing some of the gaps in my book knowledge and the practical knowledge required to see a deal all the way through.

If the property requires rehab, the Realtor and/ or Mortgage Broker will suggest applying, for a FHA 203k Loan.

If the water bill is $100 a month, increase the price by 20% (or whatever you decide is fair) to compensate you for the time required to split and bill and to cover additional use when tenants squander the utility.

Refinancing: If the lender doesn’t approve, refinancing under the LLC might be required, but LLC loans typically come with stricter terms and higher rates.3.

I'm being required to pay another application fee and then $600 application fee to hopefully get this approved by the Board to allow me to continue running the STR that they approved 6+ months ago. 

It's unlikely that you'll be able to be an LOA part time as it basically requires full commitment.

Now many escrows will require that the seller sign off on the EMD release, which can be frustrating since most contracts say it should be a unilateral function (buyer automatically gets their EMD back if they cancel within the option period), but if a seller chooses to be a jerk and not sign it, the EMD could be frozen in escrow, so don't use your rent money for it. 

The nuances in state regulations require an expert who understands how to expedite the process within the legal framework.

That said, delivering this level of quality requires a significant investment of time and attention on every engagement, which is why I simply can’t charge low rates.

A lot of the popular areas in Charleston proper that are not licensed under the old laws now require the owner to live on the premises to obtain an STR license.