I'd sell because you are reaching the time when you lose the cap gains exemption and that $24K would take over 2 years of renting to get back.I had a condo that I owned for a long time and I sold it despite it being paid off and having long term tenants. 

It is is going to calculate the expected price based off what you tell it as well as what Price Labs sees in the local market.I questioned myself moving to price labs after I had been doing this manually for several years.

With all new utilities being right off the I-44 and exit 153 makes it ideal.

The BRRRR method is a great way to quickly build up a rental portfolio and considering you are in one of the fastest appreciating markets in the US, you will be able to profit off of appreciation as well as rental income.I am a real estate agent for off-market distressed properties here in Fort Worth, Arlington and surrounding areas.

Do I rip the bandaid off and get Ethan Allen or Bassett?

if you're W2 and full-time, hourly or salary, you should be able to go off your pay stubs for qualifying.

With a full gut like this, I’d rather overestimate than get caught off guard mid-project.

Likely the cheapest option is to use a HELOC and with the new rent pay off that equity. 

If they are right, their bet will pay off. 

Depending on her income level, she may be able to write off a portion against her income.