How would you structure a deal so that the private money could cover the down payment and fund the rehab in order to minimize money out of your pocket and being able to pay the private lender off when you refinance? 

Acreage with additional structures is probably not an option.

I think the days of a commission based structure for buyers agents is going to be over .Sure there are agents that say they wont work for less , thats fine , others will .   

You typically have three main hats that need worn: acquisitions (deal sourcing), asset management (execution), and capital structuring (equity raising, financing).  

Oh, and, all but tripling our fee structure on those. 

Since he will construct close to cost and taking a risk also, I would structure at 50/50.

@Noah Bacon Investors should be aware that, in many states, an investor can not act as Owner/Builder on a property that is not their primary residence.But as far as what Investors tend to screw up, the list is long and painful: Structural - Awful framing, undersized headers and beams (or none, Lol)Electrical - Don't even get me started......Plumbing - Not as bad as electrical but still....leave it to the Pros.And the main thing that people screw up is, believe it or not, painting.

If I were to BRRRR a quadplex, when it comes to refinancing, would I be able to structure the loan as my primary residence (house hack it).

You should look into something called CoHost Market - it's a marketplace where local hosts market themselves and their generalized fee structure for managing your property. 

All this will change the building envelope and type of structure you put there.