Do you have elevations? Region of the country? HLCOL or LCOL? Property? Type of property? Family size? Lifestyle? You want suggestions on utilizing this floor plan and possible saving dollars on the build and you are only giving a small portion of the puzzle?

Who are the 10x10 bedrooms for? They seem pretty tight already with no room to make them smaller. Are you counting the study as the 4th bedroom?

My apologies for the lack of information. This is my first time posting and I definitely left out a lot of details.

This house will be built in Denton, TX. Here, we do not have basements and the house will have a slab foundation. This is the very first draft, so there's a lot that can be improved on.

The house will more than likely be a rental property, hence trying to squeeze a study / 4th bedroom into the plan, but I may move into it as some point, so it important to get it right.

It is on a very small lot, just under 5,000 sq ft. (53' X 105'). I'm trying to go for an industrial feel. Think white, black, concrete, plywood, exposed beams, etc. The house is in an transitioning neighborhood and is about .4 miles from our small downtown. I'm thinking about maybe trying to squeeze a small balcony on the second floor to try and get a view of our courthouse (see picture)

It's not mentioned, but both the first and second story will have 9' ceilings, with the living being the exception as it will be open to the ceiling.

The plan is to have the kitchen have exposed beams from the second floor and look something similar to this picture:

Kalenangel - Thanks for taking a look. I agree that the 10x10 rooms are tiny. Do you feel like an 12x10 makes a big difference? As for the study, yes. I am expecting that it may be used as a bedroom.

Janniecone - Thanks for the feedback. I think moving the study upstairs may be a good idea. I need figure out how to do that and still stay around 1650 - 1700 sq ft. I am trying to squeeze a lot into a small place and I'm trying to figure out the best way to do that. Appreciate the comment on the echo for the loft area. I think I'll add a wall there, similar to the picture showing the kitchen, etc. above. My issue with an architect is that they are $$$ and I am trying to be frugal. I have had a person who is doing the drafting for me. He's done about 50 house plans that have been built, but he's big on ideas, etc.

You need to wait and keep saving. DIY ain’t cutting it at all. Your drafter might be able to design Bob’s hog pen on the ranch, but seems to think that hog pens and people homes are pretty much the same thing. Architects actually save you money, because they save you from bad ideas. Like 10x10 hog pens.

Cheaper homes are alwsys bought than built. Buying existing is probably under $50 a square foot in most of nowhere TX. You can’t build a garage for that anywhere unless it’s a tractor shed. Something like you want is gonna start at $150 a square and up.

BTW, Modern is more expensive than traditional. No place to hide shoddy work.

Your inspiration pics are going to drive a lot of cost. That will likely be not recoverable in a rental market. The open beams negate anyplace to run plumbing and electrical - so that's more complicated ($). The staircase will be pricey - even with more pedestrian materials, you'll pay for labor - especially to get the level of care you'll want. And the industrial HVAC is costly too - insulated flexible duct is REALLY cheap - the round galvanized with the integrated vents - done WELL - will be pricey too.

Lastly - our inspiration pic shows steel (very $$$ compared to 2x construction), as well as steel windows (organ selling prices...)

If you are building to rent - do "typical" finishes.

Renting first and then moving in later is kinda backwards on how it works - and you are working with 2 disparate needs. Rentals should have VERY basic, but attractive / durable finishes that "anyone" will like. Your own how can have the kind of personalization you are looking for - but that costs. And that cost won't be recouped in a rental market that is sq foot dependent.

Appreciate the additional comments. I'm looking for honest feedback and I'm getting it. Does anyone have any overall tips on building a rental? What type of affordable flooring works best? Right now, I am thinking vinyl planks or a durable laminate in the main areas and carpet on the stairs and bedrooms.

Sophie - Note taken on the 10x10 rooms and the modern feel. What would you say is the smallest size that is manageable? And I wish I could buy for $50 a square foot. I wouldn't even think about building. Right now, not updated 40 year old smaller homes around the build area are going for $120 a square foot.

Janniecone - I was hoping to do that inspiration picture on the cheap. Wasn't planning on doing the windows like shown or the metal stairs, etc. I know those are $$. Appreciate the comment on the exposed ducting and beams. It's definitely not worth the $$ you mentioned. Do you have any tips on ways to make windows make the space appear larger than it is?

On your 53' X 105' lot what are the front, side and rear setbacks? Are you required to provide covered or enclosed parking and for how many cars?

Virgil - Setbacks are 20' in the front and 10' in the back. Sides are 6' feet on each side. So I really have 41' x 75' tops. I'm not planning on a garage, just a pad. Car ports are not allowed.

I'm sorry but there's nothing open feeling about this house. It feels chopped up and will actually feel smaller than it is. There are visual tricks that a person of design talent knows how to employ to make a small house live large. That is not the person you hired.

Additionally, while you want to keep it under 1650 square feet, it looks like your upstairs will actually cost you more. Why? Because it appears the upstairs walls are not over any downstairs support walls. I'm sure I'm not explaining myself very well.

For example, when we designed our house, I originally wanted my studio to be about 15 x 14 yet it wound up to be 15 x 19'. Why? Because it was actually cheaper to extend the room to the outside wall than put a header up to make the room smaller.

As I recall from my days at UNT, it rains, snows, and gets cold in Denton. (Of course it rains, seen the beginning of Rocky Horror Picture Show?) So, don't you need a closet near one of the entrances?

Does anyone have any overall tips on building a rental?

I'm answering from a business point of view ... you don't build a rental. Building is always more expensive than buying something that exists. You build because it allows you to get exactly what you want for your family ... but a renter won't pay more for your specific likes and dislikes.

If I wanted to own a rental, I'd buy an existing duplex (maybe because we have lots of them in my hometown), then renovate it with basic and tough materials. A duplex would provide two incomes, which gives you some protection against an empty house /no income. Also, duplexes tend to be two-bedroom units, which would pretty much assure you'd attract adults or families with only 1-2 children. Children are rough on houses, and a four-bedroom house will attract larger families.

I just invested with a guy on a project to build 6 modern rentals. He does very well building modern rentals. His initial outlay is a lot higher but maintenance is nearly non-existent, and he gets to deal with professionals rather than families. Most of his renters are doctors or lawyers. In the end, his cap rate is almost exactly what mine is but he has far less headaches than I do.

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As to your project, I believe it is bad, I wouldn't build a 1,600 square foot modern 4 bedroom rental. Who are your renters? The value of a modern style home is its attractiveness to single professionals and DINC's. If you are going to build a rental property then either build a four bedroom basic finishes or a two bedroom modern. There are not very many people with families out there who are looking for a small modern home.

As for building a house you want to live in and renting it for a while. I would avoid the temptation. Investment property is largely a game, the winner is the person who creates mass appeal economically. Having a property that one person is willing to rent for a fortune, just doesn't work. Instead go for the property that thousands of people want to rent for $1,500 per month.

Best of luck to you.