You will want to compare three things on the loan estimates to determine which one is your best option.  1.

Keep in mind that capital gain will be part of your AGI that determines your bracket for the year.

There is quite a bit of reliance on the appraiser for the estimated future value to determine how much loan we’d qualify for.

My understanding is that lenders typically just examine one applicant's finances when determining whether to approve loans. 

The type of job people have doesn't determine if they will pay.

Are you trying to determine if you should increase an offer on a house you're considering acquiring?

When I use the investment calculator to determine cash flow, what approximate percentage should I be using for the closing costs?

If you're going to hire them for a job, settle on a price up front rather than leave it open.I would look at each job, determine how much time it should have taken, and tell him what you'll pay him.

Has never been used as a rental before. owner built this property so that his mother can live on one side and her care giver live on the other. after she passed away the home has sat vacant for a year and a half other than when the remodel was conducted 

If you can get an arborist out to look at it, even from a distance, and they determine that it might be dying that is better.