I just bought my first property I am working with a lawyer charging $260 / hour.

If this is you are going this way and this is your first project you can expect that your options will be smaller if you are not partnering with someone who has successful ground up construction exits either as a GC or an investor.

At first I wanted to purchase a duplex as my first investment and was willing to house hack and rent out the other unit.

The Nashville/Central TN market has been hot but is starting to cool, but rates are now down, giving me hope.

Your big number you want to look at first is Project Cost/ARV and get a %. 

When you're first starting out a house hack is a great way to get started.

The first prototype will have all specified fixtures, finishes and products as My wife and I like and approve.

See here:  SMS Marketing for Real Estate boasts an impressive 98% open rate and has become a go-to marketing method for many Real Estate Investors.

It allows you to see all the Vacation Rental Market, occupancy rates, etc.

Purchase price: $317,000 Cash invested: $30,000 Short term primary -> long term hold with a 3.25% interest rate.