I believe the property have appreciated in value just based off recent sales in my market area.

The type of analysis I run is a modified risk adjusted return analysis based on an analytical technique taught to be in an advanced finance class by a Professor long since retired.  

Per this NY Times article, the average American knows around 600 people.https://www.nytimes.com/2013/02/19/science/the-average-american-knows-how-many-people.html#:~:text=The%20average%20American%20knows%20about,do%20you%20know%20named%20Kevin%3FPer the US Census Bureau, the average American moves 11.7 time in their life, which based upon an approximate lifespan of 84 years, works out to be about every 7 years.https://www.census.gov/topics/population/migration/guidance/calculating-migration-expectancy.html#:~:text=Using%202007%20ACS%20data%2C%20it,one%20move%20per%20single%20yearSo, if the average American knows 600 people and they each move about every 7 years, that means that the average American knows around 85 people that move in any given year.How many of those moves do you want to be involved in?

I charge a scaled pet fee based on the size of the dog with a premium for high risk dogs.

Those tend to be the neighborhoods that are gentrifying.Unique stuff to Pittsburgh I would say is don't go based on zip codes since one zip code can be composed of multiple different areas/neighborhoods.

Quote from @Andrew Steffens: I would follow the advice above to see if you can improve seated comfort but short of that I would not go and replace, at least not yet.  4 stars is good and it seems you will get more 5 stars based on 2 previous to bring it up. 

Yes, hard money lenders will absolutely lend on a luxury home renovation of this size, but there are some key factors to consider.Loan Size & LeverageMany hard money lenders have loan caps, but larger private lenders and funds specializing in luxury properties can go up to $5M+ per deal.Typical Loan-to-Value (LTV) is 80%-85% of the purchase price.Some lenders also offer After-Repair Value (ARV) loans at up to 70%-75% of ARV, which could allow you to leverage more capital.Loan StructureIf you’re using hard money for acquisition and self-funding the renovation, lenders will likely structure a bridge loan with interest-only payments.If you wanted renovation financing, you’d need a fix-and-flip loan, which has a draw schedule based on project milestones.Terms to ExpectInterest Rates: Typically 8%-12% depending on experience and deal risk.Points: Expect 1.5%-3% at closing.Loan Term: Usually 6-18 months (extension options available).Down Payment: Depending on the lender, you may need 15%-25% down.Luxury Market ConsiderationsExit Strategy: Lenders will be cautious about absorption rates in high-end markets.

A tax professional can confirm the best move based on your full financial picture.This post does not create a CPA-Client relationship.

Missing a lot of facts here but sounds like based on where you're at you don't have many options:1.

My name is Trent Zachgo, and I’m based in Anchorage, Alaska.