Patrick Philip feels kind of slim, but I know flip profits are lower now in general because the market is so hot .

I don't know wether I should go further upstate or even in New Jersey or Connecticut which would be a long drive, or invest out of state so I can get better cash flow for a lower initial purchase price, then eventually I can work my way to invest here(if that would even be worth it).

What is the reason that the refi is needed, to consolidate the loans, lower interest?  

I would try texting the listing agent - she's had this property listed on and off since 2008 and has been dealing with the short sale (what a pain for an agent) - she's probably sick of it, not making any money on it and has probably been fielding a million calls from completely unqualified first time buyers who want that area but don't really pay attention to the details and don't have any cash - I would be clear in your communication with her that you understand the requirements and have the cash to close - I've had transactions with her in the past she's been around for a long time.  

Total $22KHOA-$179/mo, taxes $67/mo (still can be lowered to $50-55).

there are insurance companies who will insure for a much lower value with the understanding that you have invested $50k into the building. 

We own 3 rentals and decided to start a LLC for the next deal.  We found a property and plan to submit an offer over the holiday weekend.  My son is our real estate agent and it's his first deal ( we're his first cust...

Sometimes Lenders will use split premium too which is a combination of the above where you pay a lower monthly MI payment but you also pay a slight upfront lump sum.

You're worrying about something that most likely isn't going to happen and even if it did there is nothing you can do right now that would fix it because the bell has already been rung and the transaction is closed. 

If you can get the rents up, or lower the expenses by $160/mo you don't need to do that.