Im looking to do a STR in Ocean City Maryland and the vacancy rate, if I'm fully booked in the peak season (May -Sept), would be  58%!.

Each lender, for the most part, is going to have similar rates. it really comes down to communication and their process!

Insurance has been a big issue in our market this year as companies have jacked rates out of control. 

Lending could be an option but with interest rates high 7, I am looking for other creative options.

I currently have a Ginnie Mae loan and I would like to transfer title of the house to an LLC.

In the vaguely unlikely case that the cap rate and deal is real and there aren't any significant "gotchas," 25% down should be easily doable.

What is your current mortgage rate? 

There are other loan products out there with a varying degree of rates that could be alternatives, but I'm not an expert in mortgage products so I'd recommend speaking with a lender first. 

That FHA loan is assumable, so that might be attractive (depending on your rate).You could consider leaving the FHA loan in place and just move into a live in flip.

I am trying to figure out how J and Dave got to $65,000 in the following section (I am reading the eBook version so page numbers won't correspond with the physical book):  Towards the end of Chapter 2; "Finally, notice that the owner equity in this business totals about $65,000; because John is sole owner of the business, that $65,000 is the value that John transfers to his PFS and can claim as his ownership value in the company.”Everything up to this point was clearly explained on how they got to the number, except this $65,000.