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. 

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.

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.

Obviously you want to pay attention to your interest rates, cost of appraisals, and fees for refinancing.

I am very data driven and I simply don't see Philly as an attractive destination unless you are -- local, hands on, DIY, don't have prop mgmt expenses, don't pay leasing commissions, get preferred rates from lenders, know a guy who does handyman work, etc. 

But with the financed deal the renter pays the mortgage down allowing you to tap a percentage of the equity as a tax free loan.

They have high loan amounts and a very long draw period and long pay back period.

The problem is the longer we go paying this payment the farther behind we get on everything else and the lender isn't reporting the payments to the credit bureaus.