My understanding is: most sellers will pay their commission, but what if they don’t or they only pay a portion of it?

Having a 24 month term on the front end will also make my job easier doing the take-out loan when it's time to refinance into permanent debt, because there's room in there for a full year of tax returns to have been done in the middle (if your exit plan is to sell, it'll also make it easier on your buyer who will presumably be willing to pay a higher price if they can get an A-paper good mortgage).Ask for a 24 month term, tell your contractor you want it done in a year (and make it financially worth their while if they can pull it off), internally/mentally plan on 18 months, and I'm putting you on notice now to do your tax returns on time, rather than extending them (don't fight me on this, please just do it).Trying to get a renovation mortgage like this for only 1 point is likely a waste of your time, but if you want to ask, after you've secured the above as a 'done deal,' go for it, can't hurt. 

I also career changed and took a pay cut.

so if I’m in 35% fed and 7.8% state and 7.5% social security that I pay as an employee I DONT need to pay that on rental income so wouldn’t I need to make that much more to keep $9000 after tax from w2 ? 

I'm paying well over 70k/year vs hiring someone would cost much less. 

Property tax around 200/month and Insurance 130/month.Based on a Heloc at 182,000 when all is done my plan would be to do a cash out refi to pay this down/off and use remaining cash flow + W2 income to pay the rest off.

It does seem like a good way to acquire more properties but how do they pay out as far as cashflow when you get say, 20 or so.

So it's unreasonable to ask for a general price because any number that someone gives you site unseen is either: so low that the builder will eat the cost, lucky and spot on, so high the builder covers the worst case scenario but the investor would over pay if there are savings because certain things I mentioned above are applicable. 

Always be willing to walk away, or, if you really want it you're going to likely pay above what makes the most financial sense to you based on pure math. 

1- Go the eviction route, Send them a 7 day notice to cure and if they dont comply get someone to cut the grass and send them the bill If they dont pay then go the eviction route.