North of Austin, the county regulations say you don't have to do it IF you're only doing residential, certain lot sizes and limiting the impervious cover of each lot.

It's NOT a marketed messaging on pricing alone, it's not on limited or reduced services, because as they know that would kill the business model.     

Check bed frames and chairs for their weight limits. 

@Shane Cordrey - Are you looking to primarily invest directly as an owner operator or have you also considered investing as a Passive Limited Partner in Multifamily ?

Some of these will have buyer premiums over the top of your sales price and almost all will have limited inspections.

If we are passive I believe that we could still be limited partners in either an LLC and obviously a PPM.It sounds like you ran the project and were on the opposite side of the transaction.

Borrower Types: The Professional - HM Lender will cut sweet-heart deals to keep these borrowers around Experienced real estate investors Regularly engage in property transactions Typically have a track record of successful projects The Newbie - Charge Higher everything as the risk is higher as no experience Novice investors or first-time borrowers Limited experience in real estate Seeking to build their investment portfolio The Deadbeat - Only lend if the deal is so SWEET, they can't lose if they take the property from the Borrower Borrowers with poor credit history or financial difficulties High-risk borrowers May struggle to secure traditional financingThe lender will do an application on the deal/borrower and some standard docs they require are:Hard Money Application / ExperiencePurchase contractARV report – COMPS – See * Redfin*Pictures of Property – most people use Dropbox to shareProof of Funds – Down / Reserves (Bank Statements)Personal identification (ID or passport)But usually if the deal is sweet enough, they will do it anyway because if the deal goes south, there is so much equity/value in the property that the HM lender can't lose.

Making matters worse the investor with limited resources cannot recover as easily as the investor who makes the risky investment but does so knowing they can afford to take the L. 

I would encourage you to break it down into. 1) single or multi family 2) Buy and hold vs flip --I would definitely buy and hold if you have limited knowledge when it comes to property repairs (you can always flip later).  

My four adult children are out of the house; so, below are goals for our 11 year old and me.Read 15 minutes per day and log it.Set limit on daily electronic use.Clean up after himself (toys, push chair in, dishes, clean bedroom, clean car).He plays sports and has a few tough baseball goals that he works with me on (inside/out swing, pitching mechanics, 3B fielding).