If it is a high end housing product you may have to use a designer because they have access to some material/finish suppliers that are otherwise unavailable but that tends to only be for the highest end housing deliveries.

.$70k out of my pocket cash and sell the house when it is done for $360k to $400Kclosing cost $40k so 360 - 40 = 320 - 270 = 50K profit or 400k - 40k = 360k - 270k = 90k profitthe $360k is conservative for sale price chino hill ca.at least that was what i had bouncing in my head

Not only do we find the housing market to be a little more manageable, but a lot of people travel there year round. 

Not trying to scare you, but a lot of lawsuits happen because the landlord doesn't follow fair housing laws, or simply neglects repairs etc.

78 Endicott St, Peabody – A 4-unit property with all 2BR/1BA layouts and off-street parking in a prime location near Route 128, the commuter rail, and Salem—just a 30-minute drive to Boston.Investment Breakdown:Purchase Price: $900K20% Down Payment @ 7% Interest: $180K → P&I = $4,790/monthRenovation Estimate: $200K ($50K/unit) → Total investment: $340KOperating Expenses: ~$18K/year (taxes & insurance)Stabilized Rents: $2,300/unit (market comps)Cash-on-Cash Return: 9% when stabilizedThis deal checks a lot of boxes:Max units for residential financing – You could live here & house hackCosmetic rehab potential – Flooring, cabinets, counters, appliances, paint (~$50K/unit)Strong long-term ROI – Factoring in principal paydown + 2% appreciation, a 5-year stabilized ROI of ~75%Pre-pandemic, these deals were more common closer to the city, but now we’re looking slightly further out—yet they still work as wealth-building assets.

I am seeing a lot of movement on VA assumable loans.

We’d have a regularish house, a few acres (maybe more), gardens, alpacas, chickens. 

I have a bank locally that will use DOT as collateral for loans.

I only have 1 property under my belt and am currently house hacking my SFH. 

People house hacking have far different expectations than someone buying properties with cash.