On the market: population growth 20%+ since 2000, income growth 30%+ since 2000, single family home value growth 40%+ since 2000, down trending crime rate (city-data.com index below 500), unemployment at or below national average, jobs growth of 2-3% annually.On the property: 16%+ IRR with the following assumptions: 75% LTC, economic vacancy of at least 10%, rent growth 3%, expense growth 2%, property taxes are based on 90% of the purchase price (TX-specific), current rents are $200+ below the market, exit cap rate is above historical average.

Matt,Making assumptions is what you do when you're trying to figure out what's going on.

I’m estimating the net cashflow goals with the assumption I’ll be refinancing to lower interest rates and that my goals will be met by the end of its time frame meaning 15k/mo at the end of 10 years.

That could be due to poor advice from local RE agents "pressed" into service to sell a facility in a small town or it could be from faulty assumptions based on 100% occupancy.  

My assumption is that for a basic assignment of contract they would, but if they are aware of me double closing would they still be concerned with my funds?

The other assumption will be that you have a proforma developed for the project and an idea of where funding is coming from.

The area is fabulous and I have run the numbers up and down and used AirDNA, etc......I have a pretty good feel for the deal but I need someone to help me confirm my numbers and assumptions.

Not sure if I am using the calculator wrong or if it always makes the assumption I am paying for rehab out of pocket, which is almost never the case in a BRRRR or flip situation. 

They made the ASSUMPTION that neither the  RR or the adjoining property owner (me) would complain about their use of the RR right of way as access to their cabin.     

I was working under the assumption that you would have the repairs completed (if you had repairs to do).