I've never actually used an Arbnb but have looked a few times.

Many states actually have a fund you can get reimbursed from for fraudulent contractors if they are licensed. 

What I do like about the condo market right now is fixer condos are going for a steeper discount than it actually costs to remodel.

I'm considering going to the bank and being completely transparent to ask for an increase in the rehab loan, but they have a much more conservative ARV in their appraisal based on much lower projected rents ($1,400 avg vs the $2,000 avg we're actually getting on the finished units), so I'd have to convince them of the higher ARV.  

As tenants in common, @David Denney, and his father, and the other partner each own a piece of real estate that happens to be 1/3rd of a larger piece of real estate. 

The threshold for owing an actual monetary amount is a few million dollars. its more the hassle of filing an annual online report.Many of my clients are out of state investing in TX, both with and without an LLC.

So actually the reverse of your mindset; we negotiate upward. 

This tells me that the HOA did not actually remedy the cause of the problem.

Open a new application with an actual lender that isn't going to charge 12k in origination fees. 4.5% origination on this deal is insane, the broker / lender are ripping you.If you take this to another lender as is (not great credit, no experience, light rehab amount) you would likely get denied again. 

I have around $15,000 in the bank which could afford a 3.5% down-payment, but closing costs and the first few months rent could be a stretch as my job hasn't started yet (The home would still be under construction so its possible I could achieve W2 income before actually paying a mortgage?).