The ability to do drawings for permits, and to send out to sub-contractors to quote, would also be required at times.I want to make my flips as easy as possible for a subcontractor to quote. 

Yes, but she wasn't always like that.My question is since she has been making all of the payments on time and sometimes early (along with a few extra payments) since we got the car in June 2017 would I be able to apply for a mortgage and have that debt excluded after the 12 months have passed?

How about outside contract services, legal fees, permit fees etc?

Any permits necessary?

So I feel like no matter what my agent should have rights to the commission.Closing did not cost me more as the seller was responsible for both the seller and buyer agent commissions.My big issue with it is that I would like my agent to get paid that actually put in the work with me rather than the wholesaler make a few extra grand on top of the assignment fee.

I think there are definitely agents out there that work with investors because they understand that though there is extra work, aka more offers and more showings, the investor will most likely lead to more commissions than a regular buyer who only buys once every 5-10 years.

I would suggest the best way to go about this is to have the feasibility/zoning study done first (which sounds like this is what you're thinking too), then get pricing for full permit drawings and the construction from a design/build firm.

The sellers agent was pissed , she didnt want to see a price drop of $75K . ( less money in her pocket )  So when it came time for the apprasal , she missed being there and the appraser had to reschedule , there was an extra charge and I made her pay for it

So as I make extra payments on the principal I pay off  the mortgage faster and increase the amount of cash that I could get if I needed it quickly. 

The reason that you don't see much discussion is that most investors do everything or nothing, because if you start putting in paint and flooring it is hard not to justify a couple thousand extra for granite etc. which will boost the rent the most.