What experience do you have?

Quote from @Xavier Rueda: A new realtor trying to learn everything I canYou need to learn to ask sellers and buyers what they want out of the experience.

Likely to get quicker gain, but without experience and low money down, your risk will shoot up exponentially.

Since you are a first time out of state investor with little STR experience, I reccomend running your numbers more conservatively.

I've found from experience that a tile job 90 percent done is only half done.  

I've experimented a bit and realized that I need to post every two days and ensure the craigslist ad is up to date as well.

Since you got an appraisal done about a year ago you can add about 10% to that value they provided to get an idea of where fair market value stands today as a ballpark.No appraiser I know is going to look at the HOA financials and factor that in, because they are only concerned with the asset for appraisal although we all know the health of the HOA and financials still play a factor in the sale of a condo.I'm dealing with a similar HOA right now for one of my listings where the reserve is at only 7% funded for what's needed for the budget and there is an upcoming special assessment for each unit. 

even when I come down to miami we can make the deals work through density and ground up development but when I speak to individual investors without a lot of experience in construction they end up building in columbus not miami because of this exact reason the price point of land is more conducive for a newer investor who even though they may have the cash wants to do something smaller

A true market expert with experience will be able to share priceless professional advice! 

The interest rate that I was utilizing was a little low, from what he told me, in my area I can expect to pay about 10-15% interest based on several factors (How much or little experience I have, credit score, the deal itself, etc.) and I will definitely be paying points, how much will vary by HM lender (usually between 1 to 3 points).