I do not think it would cost too much to tone it down howeverI got a $10k quote (minus fees) from an interior decorator recently to redesign.

Over time, we have developed systems to handle these situations as effectively as possible.

I had a client who kept waiting for a better rate, only to see it jump 0.5% overnight costing him thousands.

Also these things cost money to sell - agent fees (5-6%), whatever your buyer is going to ask for at closing or try to hit you at during inspections (likely several thousand) plus taxes.

I am not familiar with any HML on a fix and flip that would not want an appraisal as well as an estimate of costs.

Yep, off water, but with nearby water access and view seems to be the same ROI considering the cost of the property. 

I ended up doing that in 2021 and found properties that have made me money rather than costing me money every month. 

Sorry one additional item I hit post too soon...The reason I asked about TIA is because you generally want to get a contractors opinion of cost prior to lease during that negotiating phase so you know how much that TIA covers and what you'll be coming out of pocket for.  

If you live in a high cost of living area, investing in more affordable out-of-state markets can be a great strategy.

Does Hard Money typically cost 30-40% of the purchase price??