Mixed use is going to require a commercial appraisal that uses the income approach for value and the income of the surrounding market shouldn't be much different from the original, so spending too much on renovations may not translate into increased value and certainly not a sharp increase in value.

Another very important tip when painting cabinets is to round off any sharp edges.  

It’s tough out there and you need a very sharp pencil.

And it’s “potentially even more encouraging than it looks,” as wholesale auction data for used cars points to a sharp decline in prices over the next couple of months, he said in a research note.The “core” measure also includes housing, which is the biggest expense for the average consumer.The “shelter” index was the largest contributor to inflation in June, accounting for 70% of the monthly increase, according to the BLS.

It essentially says that if everything you've told us so far checks out, you can borrow $XXX,XXX.A sharp seller's agent will call the lender and find out whether the lender has done their homework prior to accepting the offer.I recently had a pre-approval from Quicken for a client at $380,000. 

@Denver McClure  @Harrison Sharp and @Bruce Lynn would be good resources to ask. 

@Harrison Sharp is an awesome Texas local investment focused agent. 

The majority of the above items are on a sharp upswing since the first of December.

 :)One last response and I'm leaving this alone...Bill, you make great points and you're obviously a sharp man.

A sharp broker can help position your application in such a way that it makes sense to a lender while still being honest with your circumstance.