Unfortunately, they'll be stacked on top of each other with lot sizes of only .15-.25/acre, but the good news is they'll be on the expensive side.

This will depend on size though. 

Therefore, I tend to look for rent amounts for a studio, single room, and 2 or 3 bedroom (depending on the size of the unit).Thanks!

Calculating an ARV seems to be an easier task, because I can evaluate the sale prices of similar properties in the area, with respect to size, quality and location.However, estimating rehab costs is difficult.

My biggest Value-Add was on the inside, I took down and opened the living space and kitchen, and added a partition wall to create a 4th bedroom and a good sized office.

Your easiest bet is to buy an unfurnished home/condo on a 20-25% down investment loan, then just furnish it and run it as an STR.

What is my best bet for a loan/lender here?

Best bet is to find someone you want to work with and get on the phone with them so they can get more info about your situation and find the best loan product for your goals and situation.Make sure you get your files together:Tax returns, business and personalmortgage statements for each propertyProperty tax statements for each propertyInsurance declaration page for each propertyBusiness entity formation docs P&L of your income and expensesGood luck!

I have never done a deal this size and had never really had to get a formal pre-qualify before.

Therefore, we want to hire a new contractor with the right capabilities ASAP.If you are a contractor with experience in projects of this size and nature, please contact me.