Maybe just try that and explain that you need some credible house to tie them to.

I agree with John, we are seeing renovation costs of $150k- $200k for a basement unit and $250k + for a coach house. 

And IMHO, the prices are dropping big time (on avg. 10K/month...houses that were above 300K a year ago are not selling at 250K now) and the available rentals saturation is worse than I seen during summer season (with rents dropping from 1$-1.08/sqft to 0.8$/sqft and very little contacts and applications...just go in Zillow and look how many rentals are on the market now in Kyle, New Braunfels or Converse). 

Clarify your strategy—whether it's rentals, flips, or house hacking—and build a team of agents, lenders, and contractors.

The houses would be looking at I'd imagine would be about 7 to 800 k taxes would be about 4K hire a year.

I have five houses in Memphis area, and the biggest problem has been finding a good property management company. 

I plan to purchase a primary residence, multi-family home (2-5 units, 'house-hack'). 

The price point for a positive cash flowing single family house rental is typically 120-180k purchase price here so I am sure you'll be able to scale very quickly here with the capital you're working with.

Theming can be $5-10,000 per bedroom (includes whole house decor, so a 5 bedroom could be $50,000 for the entire home furniture) depending on your imagination and quality.

this is a direct relation to lack of inventory.. new construction on many markets is as robust as its ever been.. we have had spectacular years the last 3 years of course during covid was tough with supply chains but my 500k house I am now selling for 700k and my build cost have gone up by maybe 100k.. so record profits for us..