There are unique ways to frame the following 4 with different titles but at the core this is what you have available. 1.

Again this will be unique to each property.

If the loan from the long-term lender is less than the payoff amount of the original short-term lender (because you didn't estimate the ARV correctly), then you'll have to bring money to the closing table for the refinance.If it's a line of credit (credit cards, a HELOC on your primary, etc), there won't be an "automatic" payoff, so you'll just use the cash you get from the refinance to pay it off yourself.

Can you bring an extra $200k to the table if it only appraises for $795k?

I did understand that this range is pretty wide, but because of the fact that the property was pretty unique, I was comfortable with this spread.

Best wishes Upto $500,000 size wise and I have about $30,000 to bring to the table or use for reserves.

Unique is the way in my opinion. 

It seems that him and many others do not agree with value propositions pressed by insurance companies and it seems to be a unique perspective, likely gained from data and not opinion.

With the FEDS rate increases, the everyday consumer will need to slow down spending and a lot of STR owners that don't have reserves or unique property at a unique location for income, will need to find different ways to make money with the property. 

Difference between my equity (land plus soft cost) and bank loan is roughly $500k which i need to bring to the table to finalize the deal (may need help with that).