I wouldnt want to spend more than $90-$100k on a build.

@Joseph MuleroTo build a successful real estate portfolio, consider house hacking and the BRRRR method, which recycles capital and acquires more properties.

For newly constructed, purchased or renovated properties and also retroactive generally over the last 10 years, building components are properly classified into individual units of property and accurate recovery periods for computing depreciation deductions.

If you don't already qualify, the answer may be you need to save a larger down payment, look for a cheaper property, or wait a few more months to build longer credit history.Good luck and don't forget to save a beefy emergency fund!

Building off of what we discussed so others who are perusing the forums can also see.

Cash out Refi property located in Northern NJ, and hypothetical purchase mixed use or multi family apartment building located in Brooklyn most likely

Or wait until we have 2 incomes to build more of a solid financial safety net. 

I want to build this niche to be one of my primary income generators.Already networked and known within local REI community.

Allow her to stay and then, when ready, move her out? 

An honest and ethical contractor will give you advice for free in hopes that they will build a relationship and get work.