Hello all, I do interior design and I am an active real estate investor.

That's where the Certified International Property Specialist (CIPS) designation becomes a game-changer. 

If a Designer or Contractor is proposing to remove a wall and does not think to check the structural integrity of said wall, then they are no one you should be dealing with.

If anyone needs a GC once the designs are done I can build/renovate the project.

As you allocate your budget, I'd suggest factoring in a decent portion for interior design/furnishings and amenities.

Since then I have dedicated most of my free time to study Wrights work, developing myself as 1st an Architectural Drafter, and now as a conduit of beautiful Architecture and interior/exterior design in the spirit and style of Frank Lloyd Wright.

Trying to get a split level (not a lot of sqft) on the market in the next three weeks and trying to decide on whether to open the wall between the dining and living room for a feel of openness or leave it as I have heard from two interior designers that the open concept is on the way out as we are more at home and liking our separate areas in the home.Pragmatically speaking the opening of the wall will be mostly a time drain with it being a load bearing wall and having to support the ceiling while rebuilding and all the drywalling necessary.

Hey @Joy Daniels, I read everything I can all the time.I read a few blogs that go over products and some design.

My wife sells them and does the interior designs etc.

Would you mind sharing your professional opinion on which of these kitchen designs would sell better?