I'm looking to build a 2500 sq ft two level ecofriendly single-family home which incorporates natural surrounding into the design, I'm trying to figure out what my cost should be for architectural plans: elevation, floor plan, mechanical, plumbing, electrical, etc.  

Currently looking at two properties one is Condo priced around 800K( which is not Ocean Facing) and one is townhome priced at 1.25M.

Im working with the agent on this and I gave two options to propose and she came back with the option where there is no free build out phase. 

I have two really grungy (though fully functional) baseboard heat-only thermostats, circa 1980.

If you have a process, you are ahead of the game. 

Any guidance provided would be greatly valued.Having said all this, we aim to do more than just scrape by month to month for the next year or two.

But not including utilities, HOA fees, etc.I do plan on doing moderate, functional theming and a game/theater room.

I think you are on the right track however its going to be necessary for you to have some "skin in the game" sooner rather than later - while it can be appealing and seemingly possible to build a significant real estate portfolio with all of "OPM" the reality is you are probably going to need to have some equity in these properties - 20% or so down from your own funds to keep building. 

This is what I did with my first two rentals that were paid off.

There are two types of investors here:1.