I already know I am going to have to replace all of the hardwood floors and probably the subfloors. 

The condenser for the AC went out so I called my HVAC guy and he was there in 3 hours to replace it. 

Experience with models tells me they’re great confidence building tools, but never a good replacement for common sense - and the wisdom of experience.

If not, could go as high as 65k.Septic was replaced around 20 years ago.

We painted, replaced flooring, added countertops, fixtures, and bathroom finishes.

This helps me with pricing, and I try to keep those prices current so I know what to expect when putting on a new roof, or replacing windows.  

Got it.What we include in the process as well, is "how best to protect yourself from the "due on sale", what happens if the renter stops paying, what if the seller won't vacate, how to get a title report, why to not use a real estate agent, how does this affect my taxes, what makes for a good deal, what exit strategy to use, how do I hold title, what happens when the seller comes back later and demands to be taken off of the loan, how do I hold insurance, what happens when a roof or waterheater need to be repaired or replaced, and on and on.

About a month ago I had a contractor replace a roof that got damaged from a storm but when they had the shingles off another storm blew through overnight and blew the tarp off and a lot of water got in the house.

Misc being replacing kitchen items, linens, etc etc. 

I am using OPM as meaning the use of funds other than my own to replace funds I would otherwise need to complete an acquisition using standard financing.