Also, they have limited and low quality products that you choose from for materials such as flooring  bathtubs, and lighting, etc.

Capital expenditures include material and labor, but does not include your own labor.

Getting a mortgage without a job will be near impossible without going with an alternative loan product that will come with a high down payment and high interest, which is not the "househacking" way. 

Site selection, estimating/detailed budgeting, all labor/material/soft costs are an open book with no markup/GC fee, and i own all site management from groundbreaking to closing.- Total cost of these projects would range between $390k-$550K.

To start look on home dept and you can price out counters sinks flooring etc to get an idea of materials. 

Buy your Own MaterialsThe hot tip for the week is: Buy your materials / supplies, especially for high-priced /large / single items.

If you have enough funds in an IRA the alternative would be to establish a self-directed IRA, and have the IRA buy the property subject to existing financing (if your sister is willing to do that), you personally can't assume the mortgage b/c you are not allowed to provide a personal guarantee for IRA-owned property and have the IRA pay your sister for the equity.

It’s often sold as an alternative to larger security deposits or co-signers for people with bad credit bad rental history.

Granted they were purchased Dec 2021 (shortly before the rates started to climb).There is more education material available today than ever.  

Make sure they are ample.Second: what are your alternative investments.