I know in my other market Vegas they are cracking down hard on STR that are not in proper zoning and or don;t have the proper licensing.

Most of our tenants have the payment processed 7 days before the due date to ensure we receive payment in a timely manner.

Typical upfront fees would consist of Appraisal or BPO fee (3rd party charge) and maybe a document  deposit, after final approval is issued, to ensure that in the event of a last minute cancellation by borrower, legal fees are paid. 

I'm sure if I could search properly within the forums I would find an answer but so far nothing. 

I certainly hope you learned to address a city commission official by their proper titles and not their informal last names.

Almost certainly you can just give the proper notice and raise the rent. 

Nobody is expecting much from borrowers on these loans. if your finances are run properly, you provide all stips quick and clean, and you know what you're doing, then you're in the best possible position. the lender will order an appraisal. if you buy one, they won't use it

Once the deal goes through and I refinance, how do I determine the ARV to ensure it's a good time to refinance with a conventional loan and pay back my hard money lender?

The question is @Sandeep Gangadhar if the current manager was / is doing his /her job properly? 

I just want to ensure I'm getting my cap rate and cash on cash analysis correct.