The above assumes you're having a good level of interest in the property.

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

The reason I hate this response is it doesn't take into account how much being in the game at any level matters.

On one hand, the unit is coming off being occupied by smokers, so its not a taj mahal, on the other hand, that level of interest at the price 1 month away from it being available makes me think there's room for an increase.I was thinking about messaging each person and telling them I've had an overwhelming response and will be doing 850 instead of 825.

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?  

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. 

A few questions:How much per sq ft currently for a base level apartment say 750 - 1000 sq ft? 

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.