Any help or recommendations for an investor-friendly lender would be great. 

I highly recommend you contact @Jorge Vazquez.

I then factor in any utilities (besides water, sewer, and trash) that we are including if any to come up with a recommended price.4.

What are the pros and cons and if y'all can share with me some recommendations. 

The public adjuster recommended them.

To pass the exam I recommend you take "Real Estate Trainers" Live Crash course.

If you're providing an "up-scale" environment and hope to attract more guests of this calibre (I do; they don't quibble about higher nightly rates and rarely cause problems) then I recommend white duvet covers and wash them after each guest.  

I'd be happy to connect to see if I can help or give you some recommendations.

New Member here, I live in palmetto, I'm looking to grow my business, I'm new to real estate investing but not new to home investing, I own c2cmobilehomes.com amd sell roughly 400 mobile homes a year but all on rented land, I'm in the middle of my 1st real property investment, hoping it goes good and I have many more in the future, if there are any wholesalers in the area of manatee Sarasota I'm looking and ready to buy rehab properties... 

There are a lot of details that can be worked into this contract, and I wouldn't recommend going into an agreement without first talking to your real estate agent or a real estate lawyer.