Where I completely dropped the ball is on the capital investment.

I fell in love with the Lowcountry way of life, including good food, beautiful trees with Spanish moss, and stunning golden sunsets.

So that I find out doing my own calls to find out why the offers was denied even was just so close from asking price and Im willing to go with second offer, I found out that the place has reserve litigation issue and my agent who I rely on and keep emphasizing how we need to work smart dropped the ball again on me and didn't due enough diligence even he claims he knows how to do property searches etc etc which made me feel its an extra that he has, it was very sample to just ask the listing agent so not to waste my time neither his sending unnecessary contracts...

Also, don't be afraid to low ball.

There listings were "black-balled" and by a coordinated effort of NAR agents, very literally ran out of business.

How did you do in college ball?"

Any general advice you can share on getting this ball rolling? 

Agreed Bob maximizing the contract amount is half of the algorithm, and if you know how to do that then you're golden.

I'll cosign @Andrew Steffens  number though and I have ran furnishings either between $15-20 per square foot as a really rough ball park depending on location/style. 

For that part of CT, I ball-parked a reno like the image from gutted to finished to be at least $600k on the low side.