I spent $1000 to fully furnish it (Before Furnishing, After Furnishing) — $235 on big furniture items (3 beds, 3 mattresses, desk, coffee table, couch, secretary desk, etc.) and $800 on the smaller items (duvet, duvet covers, pillows, lamps, dishes, rugs, coffee maker, etc.).

Currently, my wife and I are from a medical background and have our children in local school ranging from elementary to high school.  

Since it's December and this is Illinois the sheriff will not remove her and her children until spring.  

One of our children went to NIU and I have friends that live in Sycamore. 

I'm a young single male with no children and I reside in central California.

What I would do would be a contract that requires you to provide a budget (which, in addition to actual improvement materials and work, would include your labor hours for management/oversight fee, or something to that effect, and of course a contingency for the unforeseen, plus cost to rent furniture for staging, etc.) and scope of work to be approved in advance by the Seller. 

Overview of the numbers: Purchase Price (Cash Sale) $31,500.00 Closing Costs $2,019.02 Rehab $29,800.00 Mold Remediation $1,950.00 Furniture Cost $1,200.00 All-in Cost $66,469.02 Sales Price $190,000.00 Furniture Sale $2,500.00 Concessions ($5,000.00) Commission ($9,400.00) Closing Costs ($7,355.24) Gross Profit $170,744.76 Net Profit $104,275.74 A few Before & Afters....Master Bath Before/In-progress:Master Bath After:The Story:This house was a monster. 4 bedrooms, 1 bath, 2,714 square feet, and a toilet that emptied into the kitchen below when flushed.

I have little faith in small towns like The Colony being quick to change zoning, but the large projects going on there right now (Nebraska Furniture Mart, widening of Main St, Toyota hq anticipation) might be encouraging a different outlook regarding city planning. 

I would also like to be able to leave an inheritance to my nieces and nephews since my wife and I do not have children.

I plan to continue working a full time job and want to use real estate to cover my wife's income gap so that when we have children she can raise them at home.