We are 6 months into a whole house gut job and I feel like we are wasting a lot of time.

So here’s my gut feeling about commercial opportunities vs residentialOn the debt investing side, 8-10% return in residential, for the same risk 11-12% on commercialon the equity side 10-12% residential, same risk 15% plus commercial. this assumes investor is well educated and at least somewhat experienced in commercial real property. 

When he leaves I need to gut the apartment, nothing can stay.

Completing cosmetic updates to the interior, painting the whole interior, removing drop ceilings to make the space feel bigger, gutting and renovating one of the bathrooms.

My gut says that if you are still break even or better, you'll be glad you held in 10 years time. 

@Dmitriy Fomichenko / @Bernard Reisz - thank you for your the helpful inputs. you've confirmed my gut-feel on the risks going into eQRP given my situation. :)@Terry Lawson - we have a very similar situation and I feel the same way about not being able to justify self-employment.

It's a total gut job but I believe it's priced accordingly - I'm going with a contractor today to get some numbers since the area it's in houses have sold for over double.

Options:- Should I completely gut the bathroom, replace the tub, flooring, toilet, tile, paint, and vanity?

Turned into something much bigger.Ultimately, listen to your gut and follow your values.Good Luck my friend!

The sponsor has to completely gut out and rehab the distressed propertiesIn both instances, sponsor has to invest a huge amount of time to stabilize the project.