Payments that you make normally fall into one of 3 buckets100% of the payment can be factored in somewhere on the returnPartial payment can be factored somewhere on the return0% of the payment can be factored in somewhere on the returnHouse-hacking also has considerable tax implications in the event that you want to sell this property.You can potentially defer a portion or all of the gain on the investment property with 1031 exclusion.You can potentially exclude a portion or all of the gain on the personal residence with section 121 exclusion.

What I'm planning to do is write a lease as normal, but have the tenant and the rep from the company both sign it.

Your water heater is sufficient for one person but most sites I've seen would say it is undersized for  2+ people which would be normal in a 2BR apartment.Instead of adding a new hot water heater, another option might be to add a parallel 20-gallon heater. 

However, TIC is a real way people can buy in these neighborhoods at 1/2 or 1/3 the normal entry priceAre any Lender open to working through the full strategy of investing with the remodeler and then being prepared to finance the individual home buyers as well?

So I guess it's not "reverse" but normally I see house hackers renting out rooms within their main house, this is different.  

@Engelo RumoraThose looking for the quick win with no work is normal these days.

Quote from @Martin Brown: It's totally normal to feel cautious about sharing your building plans, especially when cost and competition are involved.

(It should be noted that the Fed’s Zero Interest Rate Policy of 2020-2021 absolutely skewed everybody’s idea of what a “normal” mortgage interest rate should be.

What you mentioned are normal things so PM doesn't seem bad from your points. 

Normally it’s better to buy.