David – what I was mentioning and surprised with was how a porch, or a dining room, could be converted into a bedroom to receive more section 8 funds.

hate to give this place up because it's a one of a kind property in a very desirable area and I'm thinking it could do well as a VRBO.In a nutshell, it's a 4 Bed, 3 Bath home on a little over 2 acres with:Indoor Pool and Spa with Retractable Roof.Separate but connected Diner / Malt Shop with Fridge, TV and Stereo.Huge Game Room off said Diner.The Game Room is actually a oversize 4 car garage, but it's fully finished, fully insulated, has it's own central heat and air and a full bathroom.Prior owner used this portion of the garages as a showroom for his car collection, we use it as a huge Gameroom.This gameroom has a 65" HD TV, Stereo system, Regulation Pool Table, Professional Quality Fooseball Table, Professional Quality Ping Pong Table and a low end Air Hockey table in it.House also has a 3 car attached garage and 4 more garage bays in addition to the 4 bay garage area we use as a gameroom.There is also a horse barn on the property, but we use that just for storage.Home is near major highways, major shopping, dining, entertainment etc. in the city of Lucas which is North of Dallas.I've seen VRBO homes in Allen that are in the mid to upper 100's per night that look like they are doing fine - I'm basing that on pulling up their calendar and seeing the days they have booked into the future.

Drive up from the Fox Theatre and you'll see microbreweries, upscale dining, shopping, etc... drive through at midnight and you see all kinds of respectable folks out walking around.And don't get me started on Atlantic Station... best place to go watch a midnight showing ever.

"I would be willing to pay a premium for a dining table that I know will look great"She was just asking and I volunteered to do some research for her.

I had a tenant 20yrs ago that didn't report a tub drain leak until the dining room ceiling below fell down.

I bought a dining room set, dishes, kitchen table set, glasses, candles, chair, table, some lamps, area rug etc. in the past.Just did a big rehab and decided to hire a professional stager/designer and she rented furniture for a 4 bedroom house.

I am also what you would consider a partial stager, I basically do everything except furniture, I do nice barstools (our most requested staging items from a sale) I also have a very nice dining room table and chairs that I use if appropriate.

Also - good call on taking down the dining area wall - what a difference :) I can't wait to rehab!

Needs new floor and vanity.1/2 bath needs tile floor.Full bath will get a new shower/tub surround and new countertop/sink only.All bedrooms will get new carpet, fans, and fresh paint.Game room area needs new carpet and paint.The biggest "if" is in the first floor layout- there's a non load bearing wall dividing the kitchen and dining area/living room.

(Sorry it's so broad, but it doesn't have any true comps within 15% sqft or age active in the past 6 months) Here's my first contractor bid:"Work to be Performed"Exterior Work:1: Scrape, prep, prime and paint flaking paint areas on fascia and door casings using lead safe practice.Interior Work: $15,087.611: Demo and replace flooring in kitchen, hall, living room and dining room.2: Repair all holes in sheetrock.3: Replace missing plate covers.4: Remove limbs, brush and trash from property.5: Repair gas.7: Replace dining room window with new DH triple vinyl window with grids.8: New kitchen tile backsplash. 25.5 sqft.Notes: $2,640.00 appliance allowance to replace stove and dishwasher and for new fridge and microwaveabove stove. $1.00 sqft. floor tile allowance. $5.00 sqft.