You know how to determine reno costs, arvs?  

Down Payment: Lower down payments, such as the 3.5% required for an FHA loan, let you keep more of your funds, but they also result in higher monthly mortgage insurance costs.

Make sure the deal pencils out with the higher financing cost. 

The houses you can afford given the size of your down are ones banks are not likely to want to lend money on because their costs are about the same as for a big loan.

So you give $100k away to a charity and you have a $50k cost basis on the remaining property.

Though it has a higher upfront cost, multi-family properties are generally better suited for house hacking compared to single-family homes for a few reasons. 

The additional costs for commissions and costs are negligible in the bigger picture and if you are looking at capital gains tax it's a deductible sales expense which more than offsets the additional costs.

Deductions would be the original deposit I had put into the property, material and labor, and all other deductions such as utilities.

Make sure materials are not back ordered this will cost you time and money Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

All of which produce the same return without a 10% cost of buying and selling.