​Hope everyone is happy and filling up those pockets😎I've always been fascinated with real estate investing.

Needed a little work, I offered 85k and she said she'd think about it, wanted to call around....I am spectacular on the phone, can go from first cold call to appointment set plus get all the details of their situation, but not so good in person. 

we'd need more detail...would only be assuming the circumstances by responding...What is the situation? 

@Daniel Rutherford  Before going into the finance details, will the on-line auction even allow it to be financed?

I don’t know all the details for them yet.

I might have some local referrals to send you to so feel free to PM me for details.

The entire cost during renovation might not have to be capitalized and can be expensed, but you need to talk to your tax professional and give him all the detail. 

The details will fall into place with the proper team.

The venture-specific LLC will offer more liability protections, and you will have the opportunity to craft an Operating Agreement that puts a "clock" on the details of your deal.

But I would definitely try to salvage the mantel and find a creative way to use it elsewhere in the home - because people do love those original details.