You may want to checkout magic plan which allows you to virtually scan a room and create a floor plan and estimate material quantities.https://www.magicplan.app/estimates/

You should have moved here 5 years ago, it was a magical time :)RE market has since become a little overheated.

Although I have no magic crystal ball - On a gut jobDepending on how extensive you are guttingWindows/Electric/HVAC/Plumbing $45 - $65 per SF is a fair Guesstimate

Their only exposure is a personal home, the appreciation of which seems like "magic."

They are also used when you are investing with other people in the same project.LLC will also increase your paperwork and bookkeeping, and make obtaining loan more difficult.As a whole LLC are great tools to use in real estate, but you need to understand first their pro and con as it is not the magic bullet solution for every situation.

Ah yes, that magical time of year when I get to teach my kids about America and the power of Capitalism!

It isn't magic. 

With all of the articles, youtube videos, and my personal research scrolling through the pages and pages of craigslist, I have yet to understand the magic numbers and factors that would make one option better than the other OR if mixing investments is the way to go.

There's plenty of magic wand slinging to be done if you want. 

. - Wish I had a magic bullet for ya.