We got a quote for the 3rd bedroom at $5,500 inclusive of drywall, new door, building the closet and any electric work that needs to be done etc.  

If you are between (inclusive) Rochester and (exclusive) Syracuse, give James Allison at Lyons National Bank a call they will let you count your current rents as well as future rents towards your income for qualifying.

Is that a;l inclusive or do they someone share utilities ?  

This list is not all inclusive, but all of this should be part of your math around the "1% return."

This isn't inclusive but should give you a good start.

This isn't inclusive but should give you a good start.

Once I refi'd, my payment now included PITI so the reduction in interest was offset by the inclusion of principal, taxes, and insurance. 

It covers subject 2, exact wraps (sometimes called mirror wraps), wrap around mortgages, seller carry backs, lease options, owning and managing rentals, and all inclusive contract for deeds.  

I have recently came across a “direct private lender” that claims to be from a company named Inclusive Properties.  

This isn't inclusive but should give you a good start.