I haven't heard anyone anywhere really lay out a solid step-by-step strategy for using a HELCO in this manner.

To just lay a blanket, "I would never do it and fire the agent" is just dumb.  

My sister wants to get involved and will be helping by assisting me in whatever reno projects we can do ourselves (probably just painting, tiling, flooring, and basic stuff to save on labor) and by letting me use her good credit for finance options.

Do the harder stuff and lay out a project for the customer with regards to how the milestones will go, where the QC checks will be, and when payments will be issued, based on project costs (materials, and labor).

No one wants to be 10% short on stock when laying a floor and there is substantial waste just because of the different floor sizes and shapes.

Knowing I have to put forth some leg work will help me lay out a game plan and get going.

. - There will be tile in the kitchen and bath, decision is for the dining/living area, stairs/hall and bedrooms.- Property is in Pennsylvania so there will be snow. - Long term goal would be to sell down the line so would hate to have the tenants trash the hardwood. 

Armstrong ceiling tiles are $1 to $1.40 sq ft.

As you move around the areas you have been might be the best place to wholesale casue you will be familar with the lay of the land and have contacts in those areas.  

Change of floor tile.