@Christopher Winkler  I would consider leaving the ceiling texture unless your plan is to remove the beams (probably faux). 

If your joists are setting on top of a beam then the span you are calculating is from the beam to the house.

I live in the mountains and tourists around here crawl on paved, steep roads - you pass them and they are white-knuckled, staring laser-eyed out the windshield.

Column at basement jacked up by 3 horizontal 6x6 beams insufficient repair (13-52-210)5.

The contractor slopped a few things, including putting Vycor tape between the beams and joists.

Purchase price: $80,000 Cash invested: $52,500-Cleaned up and rewired electrical-pulled up floor boards to access crawlspace to repair and replace damaged support beams, floor joists as well as install a sump pump and level out dips in ground -Added 3/4 bath to master suite-ALL new interior (drywall, paint, all fixtures, flooring, appliances, kitchen, bathroom, cabinets, etc)-new front porch-removed eyesore fencing-new interior and exterior doors-all new windows-new water heater and heaterWhat made you interested in investing in this type of deal?

Be relentless and laser focused on your mission.

Major repairs are as follows:-Cleaned up and rewired electrical where needed (home had live knob and tube that was spliced into)-pulled up floor boards to access crawlspace to repair and replace damaged support beams, floor joists as well as install a sump pump and level out dips in ground (there was over 1 foot of standing water in certain areas).

One last thing to add, is to be laser-focused on the ARV when doing your numbers prior to making an offer.

Roof beams suitable for garage, must be increased in size for residential use.3.