The ceilings are textured (stipple) and they have smoke stains on them.

one thing I would want to be sure of is the texture on the ceiling. 

Tenant saw it w/o flooring, bathrooms torn out, and walls textured only.  

versus the additional rent you can earn both from the enlarged lower unit and the enhanced (with a deck) upper unit.  

These are just some suggestions to possibly enhancing your experience and holding on to your ambition of using the 203k.

To enhance our understanding, we are seeking connections with local brokers, lawyers, contractors, and professionals experienced in working with foreign investors.

Single Story 3 bed 2 bath 1585 sqftPaint Interior - 1585 sq ft - $1.9/sq ft = $3,000Scrape popcorn ceiling, texture, and paint - 1350 sq ft - $3.1/sq ft = $4,185Remove old carpet and install vinyl plank flooring - 1175 sqft - $5/sqft = $5,875Replace carpet with new carpet - 410 sq ft - $2.2/sqft = $910Remove dead grass and install sod - 1850 sqft - $2.1/sq ft = $3,850New two car garage door/opener/track and installation = $1,500New window and installation = $250 eachBathroom remodel - vanity, mirror, light, toilet, demo and build back new tub or shower with ceramic tile - $4,500Kitchen remodel - 30sqft quartz, 12ft upper cabinets, 12ft lower, backsplash, sink/garbage disposal, $9kThere are many more items to be repaired/replaced but I realize this is turning into a long post so I will stop there.

Cash buyout with enhanced initial pension singled my departure with 35 years service.I never saw any point in giving up an easy guaranteed income that did not interfere with managing my investment properties.

I am always trying to enhance my DD skills and would love to see what others are doing.

All of the above, plus: extensive drywall and texture, total kitchen reno, total bath reno, new siding, windows, all new fixtures. $370 ARVLet me know your thoughts.