I've done a lot of searching, but havn't found anyone with a situation quite this niche.I am a 100% commission sales person for a new home builder.

Agents will get a lower commission.

the good ones are worth the commission they earn (which is currently paid by the seller). 

I finally sell the property for $250,000 and I end up paying $15,000 for closing cost and agents commissions. 1.

There are many options online that can help you calculate your ROI, but the formula is relatively simple:Total Cost to Invest (purchase price + rehab + any holding costs + commissions and closing costs on both sides of the transaction)Net Profit (sales price - total cost)Formula: Net profit / Total Cost = ROI %Also, not sure if you would like access to a spread sheet/calculator that can do this for you, but I have created my own. 

Discuss any potential impacts of the NAR settlement on buyer broker marketing or commissions.

Does the buyers agent get any commission if I go by their affiliation?

You must verify the income of the tenants who reside in the unit with the san diego housing commission, so likely - a college student will not meet the income necessary to rent out at the amount you intend. 

Basically, the way agents earn their commissions is changing due to a settlement that's aiming to make things more transparent and fair.

Whether proven or not, the larger house brokerages have long maintained their stronghold by 'sharing' brokers commissions to the tune of 10-30%.