The first apartments I rented as the owner, were previously rented by the former owner at $150 month including utilities. 

I talked to a modular home company in my area, and he said to build a 4 / 2.5 2200 square foot home would be 215k, and then foundation and utilities would be another 160k.

I underestimated utilities in my early years, so I ensure those are properly captured (electricity, gas, water and trash).

Due to increased rates i did not refi so i did not get opportunity to see how an appraiser valued the half bathroom but the comps with same bathroom count had crazy valuation for the additional half bathroom.Taking under utilized space like a work area to add a br where the added br does not put you above the normal for the area can add value.Similar if a neighborhood is virtually all 3 br and 4 br properties and you find a 2 BR, it could be a value add to add the bedroom via new construction.  

Gave him 10 months free space rent and paid for all his utility hookups. 

Adding the current mortgage and utilities would be roughly $1,350 resulting in a profit of $650/mo.

Alternatively, once you have a full time job (or an employment contract), you should be able to qualify for a loan and utilize a Down Payment Assistance program.

They were fine with my score (about 740), but have issue with the percentage of personal credit I am utilizing, so that discussion also petered out.Apparently, I have a lending profile right now, that is not attractive to mainstream lending programs.Any advice?

The store will custom cut them.you just put em on brackets.

Need more information surrounding why your current lender is suggesting they cannot utilize the rental income on your investment property.