I can roll it into the financing.2 - I don't take any money out to cover those items...since it's a waste. 

You should KNOW the rent roll (i.e. you could write it yourself).

If the third day lands on a weekend it would actually roll to the next Monday.

My advice roll the dice.

Escrow was a little  messy with my being in Hong Kong and doing my first FSBO but I disclosed everything to the seller and let her take possession a month before escrow closed.https://www.redfin.com/CA/Twentynine-Palms/69933-Cielito-Dr-92277/home/160529000(note that those listing pictures are the same ones I took before my co-host charged me for a "deep-cleaning" - eye roll )THE NUMBERSI sold it for $134kTotal invested was $100,013 + ~$7000 (the only number I don't have in front of me) in closing costs, buyer credit, etc for a profit of $27,000 or 27% return on investment.This also doesn't include hotel costs for the early days when the cabin was uninhabitable, the substantial gas and auto wear to travel out there, or all the nights I had to bribe my husband with a trip to Palm Springs. 

Escrow was a little  messy with my being in Hong Kong and doing my first FSBO but I disclosed everything to the seller and let her take possession a month before escrow closed so she could really get to know its quirks.https://www.redfin.com/CA/Twentynine-Palms/69933-Cielito-Dr-92277/home/160529000(note that those listing pictures are the same ones I took before my co-host charged me for a "deep-cleaning" - eye roll )THE NUMBERSI sold it for $134kTotal invested was $100,013 + ~$7000 (the only number I don't have in front of me) in closing costs, buyer credit, etc for a profit of $27,000 or 27% return on investment.This also doesn't include hotel costs for the early days when the cabin was uninhabitable, the substantial gas and auto wear to travel out there, or all the nights I had to bribe my husband with a trip to Palm Springs. 

I am moving slooooowwwwwly at the start, because typically when things get rolling for me, they roll very fast, and I need to have a good foundation before committing (and of course making the requisite newbie mistakes). 

The ARV for this property based on comps in the area are around the 170 range, the 120 refi allows me to pull all of my money back out of the deal, I will be able to pay the hard money off, and all of my out of pocket expenses including my carry costs, with some extra rolled into the next house.I could be way off too, I'm just starting out and this is my second attempt at analysis.

Our rent roll went up an extra $400 a month.

The construction loan will roll over to a regular mortgage. $75000+$150000=$225000 new mortgage.