Nice job, but I'm not a big fan of dark pine-lined, or spotty textured ceilings - especially when someone purposely does it now...

Zach,In my Timber experience 50 acres of harvestable timber, middle aged with healthy pine/fir trees may only come out to be a 50/50 split with whoever cuts them.

I can't remember how far south they handle but I'm sure Mark can give you a good recommendation if his team doesn't handle as far south as you are looking.As far as financing options, you might try Pine Financial Group, they are a hard money lender in the Wheat Ridge/Denver area.Good luck in your investing!

I'm originally from Pine Bluff too!

For hard money, talk wth @Justin Cooper at Pine Financial. 

I have gone to some meetings - Pine Financial, Apartment Investors etc...   

We painted the entire thing, tore out the carpet, refinished the beautiful pine/oak floors underneath (These floors turned out GREAT, they are by far my favorite floors I've ever redone), painting the cabinets, adding new flooring in bathroom and kitchen, subway tile surround, new lighting, new garage roof and staging.All in all I am happy with the way it turned out.

Miami is SO expensive, but will probably look north of Miami in the Davie/Miramar/Pembroke Pines areas. 

Albany's student area is the lower pine hills area.

Now if your floors have quite a few damaged spots, that definitely adds more time a bit of complexity to the job since you'll be doing carpentry.I have personally refinished about a dozen hardwood floors (both pine and oak) on properties that I own and have achieved really great results for a fraction of the price a flooring contractor would charge.