Knowing a ball park figure can help me pick a price I will see if the homeowner will accept because there is alot of needed work)What kind of project planning should I do to make this an efficient project and reduce cost but keep quality?

Sure, if you’ve got a high six-figure budget burning a hole in your pocket.

I figured if he's still helping with rent then he should say on the lease.She was causing problems though over the years and eventually I got tired of it so about a year ago I kicked her out.

Now, you need to figure out how to find deals and pay for them.

Less financial risk and less wear & tear on the property while you figure out if OOS REI is right for you. 

I purchased several rentals afterwards and grew a 7-figure portfolio.

Considering the figures of 95% occupancy and $750/night, it's akin to a software business having 2+ customers on a $21,500/month subscription EACH.Unlike software startups, real estate offers "easy" bank loans, so each dollar invested effectively becomes $2-4.

Figure offers a quick HELOC, which we thought we’d get…but our DTI (debt to income) was too high.  

Now, you need to figure out how to find deals and pay for them.

And yeah I am not opposed to the 80% ltv, just figured get the most I can possible to utilize it as best possible with cash reserves left over.