"I could be looking at full ROI in 3.5 years"  When you add this statement, it appears your are estimating your profits based on future potential rents and appreciation. 

The fee isn't showed until the final closing estimate is done, which every company is different on how they show it.

Does anyone have a resource/website that is free to use to estimate rents?

It's a great location for tourists and on the parade route.Purchase price: $730kAppraised value: $770kRenovation costs: $350kEst. post-renovation value: $1.4mAnnual STR AirDNA estimate: $106k/yearI'm currently exploring options for help financing some of the renovations.

I purchased a small house and dont need a ton done but I'm finding every contractor and even handyman I get to come out are giving g me estimates that are just a joke-even considering the cost increases of materials.

I plan to analyze at least 100.I also plan to memorize J Scott's The Book On Estimating Rehab Costs.

That equity becomes the cash input to the equation of some new deal's estimate of cash on cash ROI.

Closing costs are likely ~2-3% of the purchase price as a rough estimate and your holding costs will include your PITI/utilities at the very least. 

New floors, paint, cabinets, etcPurchase price 200kMoney down 26kClosing cost 3k+\-Loan amount 171kAppraisal amount could be 240k/+Estimated long term rent $1200-$1300Estimated short term fees $2000What else do I need to think about?

I'm currently in communication with the county trying to get an idea if it would even be allowed, then I'll go about building a cost estimate of the build.