Her kids were sliding down the handrail on the historic staircase and broke the fireplace insert (artificial gas log set) during the open house viewing of the property. 

https://www.biggerpockets.com/buy-and-hold-calcula...And you can find a bunch of spreadsheets on BP in the fireplace as well. 

If this is a typical 15-20 year old cabin with central heat and air, with a wood burning fireplace, and I want to provide basics like soaps, coffee, kitchen/cooking supplies, is there an average or a percentage to calculate these expenses?

The home features a large open floor plan with a modern fireplace in the formal living area which is tiled from floor to ceiling.

Services include: - Ceramic Tile- Hardwood- Laminate- Custom Showers- Backsplashes - Fireplaces- Schluter-Ditra Heated Floors- Vinyl (LVP & VCT) - Carpet & Carpet Tiles

The last straw--we put in new carpet and the VERY NEXT GUEST took the fireplace poker, heated it up, and branded his name into the carpet

A scalding on the fireplace? 

Things from Miss Picky Me:The Jotul old fashioned fireplace is a huge hit with me.

I could see whoever is in the other bedroom (which is actually larger and has a fireplace; 40s construction lol) not being excited about trekking through the living room, kitchen and laundry room every time they need the bathroom.

With that, the layout / flow looks workable as is so at least in our market, we would not be tearing walls down.With that, think about swapping the DR and LR so the DR which flows better, move the door from the garage so it opens into the kitchen which gives you a straight wall in the new LR, shorted the wall where the HW heater is (I think that is what is in the area between the current kitchen and LR) or possibly move it entirely (not sure if you are on a slab and can move water lines) and look at moving the fire place to the new LR area.