My dilemma is that my mortgage payment is $3100 and the max rent I've seen in my area is $2800 so I wouldn't be able to rent it out. 

Ong I commend you being so young and thinking about RE.

Talk to whoever handled closing and find out if you can charge her with theft or something similar (can't think of the name-not fraud) as she has your money.at least you signed paper work in front of a notary, so have a witness and paper trail.

You don't have enough money for the deposit so how  do you plan to obtain the necessary funds to cover the closing costs? 

And my agent for the replacement was already my property manager for my other rentals so I used their realtor service.

So, I try to balance the complexity and cost of having to manage too many LLCs (for example with each property having its own LLC) with the need to simplify the tax filing process. 

Alot of details go into pricing out income and expenses so using the BiggerPockets Airbnb Calculator could help see what expected expenses you can expect. 

So knowing scope would help narrow down on risk mitigation tactics.I guess at the end of the day, it all comes down to knowing what is needed, order of operations, and having as close to true quotes from reputable contractors in hand.Beyond that, really knowing all that is needed and having those extremely detailed scope of works for each trade before you get your bids.  

I asked the architect to stamp the plans so we can get the permit and he responded that he can't stamp the plans, and they shouldn't need them because we can submit the stamped site plan from the surveyor and his drawing together.

The biggest challenge I have right now is choosing a company to set up the homes they are all so expensive.