One thing that buyers/borrowers often don't realize is that you can also do Conventional, VA, and USDA for owner occupied property in addition to the FHA 203K product.

Additionally, you are correct about the potential appreciation of a condo in this environment. 

Most of them are however I am "thinking" I may have a shot a negotiating additional money off if I can say to builder that I know they are not paying the realtor fee.  

In addition, you need to know the current Legal Rents in the records of HCR (DHCR) for each apartment as they will be rents that you will most likely be stuck with and you will not have the ability to increase rents to cover Rehab or your investment.

In markets with rental rate fluctuations like Dallas, deciding whether to offer a rent reduction or maintain current rates for your single-family home (SFH) can be challenging.

However, when I design my own house in the future, I plan to accomplish this in addition to other green energy features.

203K is not affected the addition of units. 

Many lenders will charge additional rate increase if loan is under $150K.

I will likely transfer title of additional properties to this LLC.

You may have other non-financial costs associated with this type of property that compensate for the greater cash flow (e.g. additional risk, needy tenants, tenants whose priorities do not leave room for taking care of your property, etc.).