Restored two unit on beautiful setting.

My main business is masonry restoration but I am also an real estate investor.

If the property doesn't sell for over $1.8m, you are below your breakeven, and honestly it's probably a bit more than that because of all the money you'll have to put into a restoration job.To increase your profits, you can do one of two things, you can either increase the sales price or lower your liabilities. 

I installed new hardwood flooring in her unit and restored and shellacked the woodwork with the expectation of tripling the rent. 

But it's my neighborhood, so I'm going to love seeing the house restored, regardless of who does it. 

Weekly/biweekly/monthly yard work vs full-on yard restoration?

The finishes and restorations flow well.

You need to make rent close to the fair market rent for the property, the rest or overage can go toward the option.To level the deal, if needed, give credits to the buyer of up to 3% of the sale price in the closing costs normally paid by the buyer.Interest rates are irrelevant on the seller's side the buyer is not assuming the loan.Don't attempt to wrap the mortgage as a subject-to deal as this is a lease and an option, you can look at principal reductions and apply that to the option, but again, you will then be accepting payments on the option and that is seller financing.

The house needs a basic restore including:Popcorn ceiling removalNew flooring (tile downstairs, carpet upstairs)Paint and wall repairNew ground and crown mouldingPlease point me in the direction of a reputable GC here in the DFW area.

(they were not a fan lol) I was VERY VERY active on some motorcycle forums as I restored a Yamaha Vmax as well as a Maxim X.