They calculate a "net effective" rent that's more appealing to the tenant, basically amortizing the concession over the lifetime of the lease.

If anything, I'm able to be a resource for them because I've read the entire book and have access to calculators here on BP to help them run analyses.

It's worth looking at a blended rate calculator before you make a final decision of the type of loan as it will show the new "blended rate" of your HELOC and first mortgage if you go that route.

Run the calculations on the expense of doing a refi at a slightly reduced rate vs. keeping the current loan for whatever period of time you think you will hold this house.

It's calculated as the ratio of your total loan amount (loan amount for purchase + loan amount for your rehab) to your total costs (purchase price + rehab budget). 95% is a good target.Avoid application and other upfront/junk fees. 

looking to accurate my rehab costs calculator, specifically in the Pittsburgh area.Of course, It varies from one investor to another, depending on the quality, standard, size, condition, and team.I am looking to get a range or see how much you pay for each remodeling. 1) what's your range for remodeling a kitchen completely (granit, backsplash, tiles, etc)?

That being said, anything can happen, but if you run your numbers accordingly, make sure that your contractor is trusted and do all the other stuff you'll be a little more protected than the next person flipping that does not do this type of calculation. 

In calculating the actual construction loan amount will it be the 50k+construction costs?

Building a network here can open doors to partnerships, mentorships, and local insights.3.Explore the Blogs and Podcasts: BiggerPockets has tons of content—blogs, podcasts, webinars—that cover everything from beginner strategies to advanced investment tactics.4.Utilize the Deal Analysis Tools: If you’re considering an investment, the deal analysis calculators are invaluable for running numbers and understanding potential returns.5.Set Clear Goals: Define what you want to achieve, whether it’s learning a specific strategy or connecting with certain types of investors.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.