Request to see the marriage balance sheet and then re-work your numbers..

Jeff, you need to rework your numbers.Look at Pre-Refinance Expenses.

All of this required some serious electrical, mechanical, and plumbing rework which has gone surprisingly smoothly due to some excellent subcontractors.  

But to humor the comment posed, the industry standard I have heard and seen is 15% of reworked loans default again.

We're blocked on some railings being fabricated and the front stone work needed to be reworked some.

While that work was being done, we continued to look for the best price to fix the foundation and patch the roof, in that order to avoid any rework.

Patrick/Jason,Excellent work on the project, I'm working on an older property right now myself and while I'm going less contemporary on the millwork and cabinetry I'm using some similar techniques opening the ceilings and reworking the exterior trim package.

Add this, subtract that, re-work this, contingency this, etc... 

Kitchens are in need of substantial repair but with work, could possibly be reworked so that the room functions, but is not really up to today's granite countertop standards - should I renovate the kitchens with new cabinets and appliances?

I have 2 houses I have owned almost 25 years on well and septic , I have replaced the well pump once ( $ 500.00 ) and reworked drain fields 1 time ( $ 1500 )   I did both myself ( friends in the trades pulled permits)