From the initial assessment of this property the property expenses are out of balance (i.e. no property management figured, maintenance cost is $500/year, fuel costs of over $4000, along with some other similar items) not to mention some deferred maintenance on the property as well.

I am in Palm Harbor and I use a maintenance company   for ongoing maintenance, and they do roofs, all rehab projects, I have been with them since 2013 when we did a full rehab in Dunedin. 

So I am trying to figure out the best way to handle the banking side.  

I'm trying to figure out financing for my first property.

It was hard to see the lump sum money go since it could have been used for another project.

@David Faulkner what would you think of project manager/key "turning" operation (not ready to go, but helps make it ready to go)?  

As an active investor you are taking on more of the project and managing the elements.

This has not helped out in the least because of the hundred or so properties I have analyzed, none would ever qualify for their lending.In essence, they have absconded with my money, and do not intend to ever fund a project, because of their high fees, and the unavailability of rehab properties in the market they have rigged the game against me.I hope someday I will be able to get my refund of the money I lost to these people.

There is no universal figure that works everywhere that I am aware of.

(no labor cost in the figures) when I rehab a new property i buy we generally put in a new water heater, if the furnace is 20 years old it gets a new one, (order from e-barnett.com)  you would need about a 70,000 BTU furnace, they run about $550 for a 92% high efficiency shipped to your door, (plus install)