The radio station said they can do ads and list us on their socials starting at $450 per spot but it's for 1 ad. . then there is are listing platforms but thats like $399/mo.

That $3k per month will add up substantially over time. 

With that being said even if we were able to find an attractive refinance opportunity, would it even be worth it when factoring in all the fees associated with converting it?

As a lender - 1) investors that are just starting out normally float towards high leverage/high rates lenders (lower margins and more risk); experienced investors normally go with lenders that can close fast, reliably, and with low fees.

You're planning on revenue of 10k per month starting immediately, on month one? 

Seller pays per dium ( to the day that you close through settlement).

We had said property under contract, buyer backed out at the last minute, screwing up our timing.

I do appreciate that every REI property is different and have used many of the existing calculators to do the math, including Rent to Retirement (leaning towards using them) and that it is not easy to get instant thousands per month in cash flow.

And while we do have many more out of state "eyes" (buyers), it still fees like a fresh market with plenty more to offer.

The location of the new construction is so appealing due to being close to downtown (10 minutes).What would you do?