Plus now that I'm established and have a portfolio, I pay a lot into the local economy by hiring contractors, buying materials, etc.

Delays can happen due to material shortages, weather conditions, or scheduling conflicts.

I am looking to start a real estate investing portfolio and figure I can utilize my interior design business for needed material purchases on my properties.

Quote from @Cliff Song: Here's a metaphor.You: "What's the best flooring material for my in-home basketball court?"

If this is a securities offering (with passive investors contributing funds), then the "issuer" of the securities has an obligation to inform prospective investors of all material facts necessary to make informed consent prior to making their investment decision.

Quote from @Devin James: @Jay Hinrichs Developments are definitely BIG money makers, but thats also reflected with the risk associated.That's why these projects take so much time and capital, but if you make the right judgements for project selection, and do all your due diligence, it'll turn out well. my 90 home project in Oregon  started it as dirt before covid .. got 1st phase built then covid hit.. had to fight through lumber sky rocketing and other material shortages and the of course interest rate spikes.. but the project ( and I give credit to my Wife and my GC's attention to detail) has sold Very well for record prices and profits .. its de risked now 22 lots left 13 are presold with big non refundable deposits and only 9 lots left that have no debt..

Generally, if it was due to sudden damage, the cost to bring the roof back to the same condition using the same materials is not a betterment.  

I agree except some clients I already have at limited service will not cash flow at full service or need material participation. 

Two complete interior remodels, new retaining wall.

We have one 2 RE attorneys on retainer here in Florida, very helpful with our litigious society!!