This is probably a tougher one considering most Hard Money / Private lenders that are go-to for BRRRRs like this focus on residential only - your best bet might be private money found here or in person networking or a local bank / credit union. 

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.  

This will give you the ability to tap that equity later if needed to go purchase additional properties. 2.

This is why I wanted to re-ignite the discussion and get some additional opinions. 

This would depend on the appraiser giving value (as you're accustomed to), and additionally, a comparative rent schedule using short term rental comps in the area. 

If, for example, a taxpayer spends one week while at a destination on activities which are directly related to his trade or business and subsequently spends an additional five weeks for vacation or other personal activities, the trip will be considered primarily personal in nature in the absence of a clear showing to the contrary.

Added additional unit and rehab current units to increase value.

If you can increase an additional $200-250/unit that might be something to consider.

He was an additional tenant to the lease and knew the current tenants, so after his application was approved he just simply moved in with out notice and or signing the lease. 

This isnt exact but if your gross monthly income is twice that of your current monthly debt on credit report plus your new housing expense you make enough to qualify (roughly).