This would be my first time renting out rooms.

@Kobe CarrDallas offers benefits for first-time real estate investors, including a growing economy, diverse property types, affordable suburbs, landlord-friendly laws, and strong rent demand.

Many Naive subject-to first timers think that as long as they make the payments, life is good.

If you make decent income the deferred income can be substancial but you have to do something with those funds; As a part time real estate investor that's where the SDIRA comes in handy.  

Moved kitchen and removed walls What was the outcome?

I will also be doing all the cosmetic things you can think of: paint, flooring, bathroom reno, kitchen reno, so I am open to carpenter or design suggestions.  

Sheetrock laying on the kitchen island to make walls all the way to these temp walls.

In my market you can do a cosmetic rehab: new kitchen, floors, new bath, recessed lighting, taking down some ways, screwing down floors, new paint, baseboards, trims, casing. 

Hey Denny - For rehab costs, a good place to start is breaking things down room by room and getting rough estimates for common repairs like the roof, HVAC, kitchen, light cosmetics, etc.

The days of using Kitchen and Bath companies for the cabinets and countertops in your flips are over.