When I started running the numbers he said I was "too high" and we could trim the fat and still make profit.

but it seems it need to be clarified.Open cell can of course be used in retrofit.Actually, closed cell can in fact also be used in retrofit. 

Therefore, you need to bring in a broker to make the loans for you so that you can in deed make more than 10%.

And . . . . it's not as if the budget is going to be fat and happy on these jobs either - there is always lower hanging fruit than rehabbing houses for investors.

For example, if I ever used Vinyl on project it would sit there like a big fat log.

Then, build a pergola straight out from the wall to completely cover the entire deck, with two fat supporting columns at the corners.The least expensive way to create interest with the entry leaving the steps as they are, would be to build a "shed" roof sloping toward the front yard, over the landing... maybe use a cool standing-seam roofing material.

Having a non cash flowing house  with a heloc on it is like marrying a big fat Chic with long blonde hair .

Anthony,If not downtown, I would recommend anything you can in Mt Pleasant on or around coleman blvd on the way to Sullivan's Island. 

And that makes sense - would absolutely rather wait on a contractor that I’ve relied on before and that’s great instead of trying to get whoever I can in to do the work. 

Thank you Pros.PS- I heard that there are fat margins on windows so maybe a motivated supplier on a diet will sell them cheaper?