The rates you quoted are actually on the very high end.

Aside from the kitchen what isn't broken is out dated.

This will give you a revenue boost to actually buy the next best thing that comes your way sooner.

Before he started the work, on multiple occasions I had requested proof of permits, the actual estimate, and at least something in writing.

I'd be more concerned about natural lighting (large windows $$) and creating a space people actually want to rent. 

Just kind of getting insight before I actually start looking into it by next year. 

A planimetric & limited topographic survey will add $2500-$3000 to your project -- it's a cost we actually front for our clients (but they are on the hook for if they end up not building the project).

There are very few that actually earn a living, and even fewer that make good money.

I actually just finished this book on Audible and need an access code for the bonus.

I agree with James actually, we are in Houston but we are seeing a lot of borrowers acquire rental properties in the Midwest.