However historically (last September) they had estimated December of 2023, so we will see.The pre construction appraisal was in the low 400s. 

Honestly, I think you're estimated expenses are a bit low.

I'm hopeful we can find more productive ways with less red tape in the future outside of LIHTC leveraging technology since standard construction really could use an overhaul.  

We have a commercial 30Y fixed DSCR product that may work for you.

I have lumber liquidators, home Depot, Lowe's, and who knows what else near me (central CT).

It looks like you are right to be concerned about the low season as occupancy drops below 50% for most of the year  

Great tools that get updated regularly.I am on the lending side of things and would be happy to hop on a call with you anytime to discuss financial strategies and help answer any questions you may have about nearly any loan product available to help you on your journey, even if they are not products my capital partners offer.We are all here to help you learn and grow.

Strong rental markets with low vacancy rates are ideal for long-term holds, while areas with high ARV growth are great for flips.

The other flag was Lee pitching one product or another every other day!

Locally my observation is that the need is more for low income young and working vs college student.