or $25k in closing costs when using their preferred lenderestimated mortgage is $2,800 a month.Property: ToanoNew Construction Villa/Town Home: 3-4(additional bedroom 6k add on) 2.5 bath 2258sq. priced at $413kSeller incentive 10k closing cost.

Ideally, my property generates around $500 per month cash flow after accounting for rent, insurance, tax, interest, PM fees.I’ve recently realized that repairs costs have notably affected my profits.

But depending on when you bought your house and your mortgage rate, it might be possible to convert it into an STR with enough cash flow to more than cover the cost of renting another dwelling as your new primary residence. 

Rehab cost 4.

Is anyone familiar with Pace Morby Gator Lending program that costs $3k?

You can go to the City to confirm but I'd assume the  architect is correct with the timeline and potential costs. 70k for windows and doors sounds like more than enough.

Total cost including acquisition price of $2.35m.I believe we will be able to create a total of 20-30 units in this building. 

The 70% rule is a common guideline the rule of thumb is to never pay more than 70% of the after-repair value minus repair costs

If you're not currently listening to books educating yourself, I'd start today.A few I'd highly recommend...Buy, Rehab, Rent, Refinance, Repeat - The BRRRR Rental Property Investment Strategy Made SimpleFLIP - How to Find, Fix, and Sell Houses for ProfitThe Book on Flipping Houses How to Buy, Rehab, and Resell Residential PropertiesThis book is not currently available on Audible but a must readThe Book on Estimating Rehab Costs - J Scott

Why would I refinance and pay around $15k in costs just so that I can get a HELOC with them.