Number two, bonus depreciation became permanent law with the recent budget bill signed into law.   

Then they have to either go over budget or cut something to stay within budget.

I’m going to review all that you told me, look into my budget and look to get started by the end of the year.  

Right now, it’s the 1 or 2 man shops overpromising on BRRRR deals, especially when it comes to renovation budgets.

Maybe you put in 2/3 of the money, project manager puts in 1/3, and profits are split 50/50, since PM is doing all the oversight, touring properties, etc.Specific to design costs: given the price points you reference in your examples, you don't have budget for any designer. 

We would like to keep our budget under $450k and it seems like a decent place to start.

Mason work was more expensive than initial budgeted, etc

Have you set a budget to track your return by? 

Costs vary, but aside from the back taxes, you’ll need to budget for legal fees, repairs, possible evictions, and title issues, many tax sale properties come with baggage.

Also, the rehab budget of $150k for 7 units seems very low to me....