The classic renovation headaches, setbacks, budget, and furnishing which all just took way longer than we had hoped.

I have been looking in Blueridge too, but it’s impossible to find any waterfront properties in our budget.

I'm looking for distressed properties in need of rehab, with a budget of around $250,000 for a loan, along with my own cash to invest in renovations over the next year.

If the property type you want is out of your budget, talk to your lender on what you can do to get there!

Thanks for the detailed response, I wouldn't even think that things like soil could affect a budget by $10K. 

What I also recommend is also factoring in soft expenses that you are budgeting for but have not yet spent.

With that being said, I am looking for some insight and help in developing my budget and plan for this project.

Recommendations might be different based on your plan, budget, local team etc...

Additionally, I have access to cabinets, doors, and other materials through trades with a friend and uncle who own 100+ doors between them, but still budgeted funds for replacements if they can't offer some. 

I have been actively looking primarily in the Virgin Islands and Bahamas for properties that are ideally within the budget I would like.