Most do not report the balance unless you default so it has little to no bearing on future credit decisions. 

The cost of the tree guy is 100% your cost to bear, regardless of amount. 

Is the dining room/kitchen wall load bearing?

Also, when I am blessed with a tenant like that, I tend to raise the rent as often as I can and the market will bear. 

You could save some here if you hire out any structural walls (exterior or interior load bearing) and do all the interior non-bearing walls yourself. 2- Drywall sucks....but you can save a TON doing it yourself.

This will be a somewhat long post, so please bear with me.I have been on BP and learning about real estate investing for quite some time now and finally feel that she is coming aboard.

The words at the top of the page usually have little bearing on what is written below.

Math is quite helpful here, if you can bear some assumptions.Let's assume the typical $700,000 house in Boston costs $5,000/year in utility bills. 

We are contemplating on installing a new electric boxHere is what we are wanting to do.Add a hallway (will require moving a non load bearing wall.)Add a powder room about 3 feet from existing bathroom with medium grade finishingUpdate 2 small bathrooms with medium grade finishingAdd additional toilet in master bath and move plumbing for shower and existing toilet about 3 feet. 

[Who's selling land for a lot less than the market will bear, and why would someone else give you insider info?]