And any pros or cons to using a hard money loan vs your own cash (of course besides the money lost on interest,fees and depleting your own cash reserves)?

I’ll finance all of the closing costs (doc fee, flood fee, mortgage recording fee, title opinion, abstract update for final title opinion). 

@Nat Chan I would terminate the agreement unless you will pay a large termination fee.

I’m writing this because I need some strategies and ideas on organizing and jeeping track of expenses, numbers and fees.

Think of their fee as extra insurance that the deal will close. 

The property was just refinanced but wasn't able to pull money out due to fees and such. 

I understand how the fees can pile up for property managers, but what are good questions I can ask that will help me weed out ones that don't perform. 

With this info they could also easily identify all illegal rentals and smack them with fines too.HONOLULU (AP) — Hawaii is seeking to find vacation rental owners who aren’t paying taxes by getting Airbnb to turn over rental records.Hawaii News Now reports the state Department of Taxation filed a court petition last week to serve an administrative subpoena on Airbnb for rental documents dating back to 2008.The department is investigating vacation rental owners’ compliance with the general excise and transient accommodation taxes.State Director of Taxation Linda Takayama says the department’s goal is to get the taxes paid, which could involve penalties and interest fees if owners haven’t been paying.Airbnb in a statement said it has received the request and is reviewing it.

Since then, I have rehabbed the entire home other than windows which i hope to install this weekend. 

Assuming you don't care what the rate is or what fees are charged or if it's an adjustable rate mortgage, you can get a mortgage with way less paperwork in the future.