You can find out by calling local businesses and talking to them about their labor rates and standard material. 

I plan to do everything legally (if this is legal) with rental contracts and proper paper trail.If YES, would it make sense to rent at my mortgage rate or standard rate?

Appraisal is pretty standard for a HML unless it is a single individual who is lending and knows the value of the property.

Current rate is 4.75 on a standard 30 year note, home was purchased for 140k did a Reno of 94k.

Hi,If I am selling a home for around $350,000, the standard commission around here is 6%.

Also, many standard contracts have a clause that seller will pay up to x% of purchase price for any lender required repairs, so your agent may just be explaining that if lender required repairs total under 1%, for example, of purchase  price, the seller will fix it per the contract, but if it goes over that amount, they can back out if they don't want to pay unless some compromise is reached.  3.  

The area grade could be higher depending on who you ask....its not Detroit, and hell I'm originally from the south side of Chicago so this place is great by my standards!

I just had a real estate agent tell me that the standard listing fee in Florida is 6%.

You need to establish this as your company standard.  

Or to start out with a 4-plex with a standard mortgage, and possibly live in one of the units for a year or so?