However, I still struggle to understand the art of estimating rehab costs. 

Either way, you would be left with roughly enough to put 10% down on a $400-600K property and still have cash leftover for closing costs, furnishings and minor touch up renovations. 

Is it common for developers to use subsidies to cover 100% of the construction costs without needing to obtaining debt or raising equity?

My cost wont necessarily be the same or comparable as I GC my own projects and have trade skills.

If you sell your property, the tax basis (original cost) of the property for the giver becomes the tax basis for the recipient.

With running this "business" there will be operational input costs.

After my P.M. costs I collect $940 or so/month. 

Though if an individual were paying for her or himself, I’d say go with the home-study version for a fraction of the costs of the live seminar….

Strengthen Your ProposalDevelop a Business Plan: Include:Vision: Your goal of creating a micro-home community.Market Research: Show demand for affordable or small-footprint living in your area.Financial Projections: Break down costs, ARV, and anticipated ROI.Experience: Highlight your previous fix-and-flip and demonstrate your learning curve.Present a Solid Development Plan:What is the size and scope of the project?

If you are going to do a HELOC then you must understand the cost of using those funds.