I am putting together my first private loan deal for an investor and could use some advice...The approach is to utilize the private money loan to acquire the property (down payment, closing cost etc), use my own money to renovate and furnish (very little work is needed, more so cosmetic) and stand the property up as an Airbnb. 

Can you cover her new mortgage, plus taxes and utilities on both properties on $25k/year less expenses?

If all the utilities are Private, that makes things simple and typically  eliminates the requirement for "profiling" these drawings.- Are any actual roadways needed, or is this all just driveways being added? 

Ended up renting at 1600 with tenant paying all utilities except water with a one year lease.

Clever move on their end but if they are being required to pay for it than they should still have the right to it, are they also still paying utilities. 

A ton of meetups utilize meetup.com.

They'll likely be able to give you some solid numbers for vacancy and management fees and any other costs you need to consider in your market (hazard insurance, lawn care, utilities, etc).

My recommendation was that if she has access to a HELOC she could utilize that for renovations, or if she has a friend or family member with one she could try to work out an arrangement with them.

On top of that, you have private utilities, which is generally a bad idea on small parks.

Do you include utilities?