New siding, new sheathing, sister new slat board, repair 36 single pane wood windows (historic area so we can’t replace), rebuild porch, new rails on front and paint entire exterior.

You are right - working too hard will def put a strain on you mentally and physically.

. - budget $500 to have a guy patch walls for a day or two (Labor & Material)couple windows replaced because of broken glass - if you can replace the panes maybe $100 to 150 each, otherwise full window ~$300 each. 

Refinance + Rehab deals are harder to do b/c it strains on the ARV and profit more.

There are still a few big-ticket items (1 window needs to be replaced with double-pane, tub/shower replacement, & heating system installed), but everything is in pretty good, habitable shape.

Decorative crown molding, LG Master w/walk in closet + Glamour Bath & Hall Bath has Gentleman height counters, Elongated Toilet, Tile shower w/ glass knee wall & tile boarder garden tub 5 in. baseboards, rounded corners, Trey Ceilings, Dbl Pane Win & Bonus Room.

NEW BAMBOO FLOORING THRUOUT MAIN LEVEL, NEW SMOOTH CEILINGS, NEW ENERGY EFFICIENT DBL PANE WINDOWS, NEW ROOF, KIT & LAUNDRY CABINETS FRESHLY PAINTED NEW GRANITE IN KIT & BATHS, NEW STAINLESS APP.

NEW BAMBOO FLOORING THRUOUT MAIN LEVEL, NEW SMOOTH CEILINGS, NEW ENERGY EFFICIENT DBL PANE WINDOWS, NEW ROOF, KIT & LAUNDRY CABINETS FRESHLY PAINTED NEW GRANITE IN KIT & BATHS, NEW STAINLESS APP.

Get an inspection done and make sure the electrical panel is certified. 

It's disconnected from the electric panel... I