I have it at around $5K for a quality living and dining setup (sectional, accent chairs, coffee table, tv, rug, dining set for 6).

Heck I bought a 70 year old Brunswick pool table that will outlast the new stuff by 10X.  

Especially if your not coming to table with a lot of cash?

Congrats on jumping into real estate investment.As someone just starting, your going to have to bring money to the table via a Hard Money Loan (HML).

Central VA has a growing investor scene, and you're likely to find others balancing family life and deal flow.Keep showing up, your perspective brings real strength to the table.

Lower entry prices, solid rents, and professional management make it easier to get started while you figure out the bigger picture.You’re in a great spot with options on the table - excited to see how you move forward!

For this, you may need to be able to bring something to the table, so that they know you're serious.

Hi @Kelly SchroederI have a lot of clients that are utilizing hard money loans that roll purchase price, rehab, ad sometimes even closing costs into one loan that allows you to bring little to nothing to the closing table on the right deals. 

What I do bring to the table right now is the ability to complete or manage full remodels efficiently.

Thats absolutely on the table.