Does it make most sense to achieve that via a construction/engineering job (higher salary, not directly associated with RE, working for someone else), realtor/appraiser (starting from scratch but in RE), or maybe something i haven't considered yet?

I may rework the percentages so that the return for 15 months is slightly higher than 9 month return.

The PM costs for the upper tiered/paid plans are covered by that percentage if I needed them but I will re work it.I'll be talking with my lender this morning about options including non occupied option/refi.

I'm not sure about TX, but here in AZ it's not allowed to have Realty in the name of your LLC unless you're licensed to do RE work in the state. 

@Jake Waslaski, I think you need to rework your numbers a bit.I use 15% combined for Repairs and CapEx. $25k renovation isn't going to mitigate those costs too much over time.Insurance looks VERY low.

My favorite business book I read in the past couple of months is REWORK by Jason Fried.

If they are in a position to rework their loan, that would be #1. 

I would also like to build it right the first time to avoid any rework or future maintenance.

They’ve made a few reworks due to Covid, incorporating virtual tours and zoom listing presentations

We'll buy what we can afford on one salary in case one of us looses their job.I also think lenders and government don't want to see a repeat of what happened then, so they will be more creative and more willing to rework the loans or avoid foreclosures as much as they can.I also think it will depend on price range.