Now I am selling it for a 925k sales price, I will have to pay off around 300k of mortgage and then there is the realtor fee (3%), a seller contribution of  20k.

5)  If I were to value all of the services the developer is providing I could probably get to a figure of $300K - $400K (15% GC fee, 5% proj. mgmt). 

I mean say if I include in the lease contract something that says "any rent later then the 1st of month shall be considered violation of this lease and this yearly lease shall simply become a weekly lease (as weekly leases I read only need 3 days notice to evict) from when a 3 days notice is automatically needed to be considered with per day penalty being $100 if not moved within 3 days of non repayment of rent from the date of not paying (due date) the person's presence on the property shall be considered illegal and will be treated no less then a violent intruder".

Take a minute and think about what your overall goal is and write it out like a vision board and find out what it will take to get there.

Do you want to take the route that gives you the most dollars per hour, or the one that gives you the most dollars?

Primary residence 2600/ per month at 2.75% Saved up  96K and 94 k in Heloc I can save up to 1500 / per month from my full time job . 

I am an out-of-state investor interested in purchasing a duplex (2 bedrooms, 2 bathrooms each unit) located just a 10-minute walk from ASU.

They checked, and the premium was less than $200 per year, which is affordable.

Also what are 1031 exchange fees?

We do have an initial fee, but we strive to offer substantial value in return through our 100% financing, ongoing coaching, and profit-sharing model.