The two party "swap" is the easiest because two parties essentially swap properties with each other. 

Note; on this deal I have partnered 50/50 with a contractor; he is not being paid for the work; essentially he is renovating for free in exchange for 50% profit, so my labor costs are very low (bringing in subs for some small items and day labor to help, but no large labor costs).

that's essentially buying a job... by quitting one.

When completing BRRRR strategy properties I find it essential to line up your Refinancing early as possible.  

Lower margin flipping essentially - I want time on my side in reference to holding costs.Any comments/tips/advice on my strategy or how I can get started in the right direction?

We use Engage Essentials luxury plank.

So essentially the total cash I would pay out of my pocket for this 95k cash flowing house would be around 45k?

After this I know I cannot leverage that with a bank but what kind of terms do you believe I could get with a private investor if I essentially would like to repeat the same process leveraging my 12 unit?!

As a Broker myself I think it is silly, its essentially a junk fee or a fee to pay for a transaction coordinator on the deal.

Your essentially increasing your APR by paying off early.Keep your nice conventional mortgages.