Those are expensive changes.Second floor footage is only worth about half of what ground floor footage is worth.  

For that much square footage/ 40 yo house, and looking that great Before/After you should be really proud of your work and keeping it all under $34k

The wholesaler said that square footage was not added.

Your square footage estimate is probably solid.

The gain would be allocated between the primary residence and the investment usage generally by square footage to determine how much gain would qualify for the 121 Exclusion and could be deferred via the 1031 Exchange.

square footage?

Ive talked to the local city guys and square footage wise I am literally maxed out, actually Im over the max by a wee bit.

how about listing your property on bp also craigslist. what are you selling, what is the price, financing terms, address,square footage, lot size.

using bad comps- comparing HOA to non-HOA- comparing 1950's house to 1990's house- making major value per square footage adjustmentsnot accounting for or underestimating "junk fees" you pay:- property tax- 4 sets of utilities every month- insurance- usually buyer's closing costs- home warranty (what a scam)- hard money lender junk fees.. they usually charge over 1k plus the points they quote- cleaning ladyover fixing or under fixing a house- every market is different, but we don't do any landscaping - it doesn't pay in my market- we usually put a/c in, as that does pay- etc etc- the house doesn't need to meet your standards to live, it just needs to be better then the competitiontrusting an un-educated agent to list it- you don't want to chase the market down- have the agent attempt to "double-end" the sale - be too picky- be not picky enough- mismanage the sale escrows (a bad agent can let an FHA loan take 90 days.

Keep in mind that this is not usable space, and is certainly not included in the house's square footage, but is still concerning.