I've seen a lot of folks start cutting corners when they get over budget. 2000 for AC is awesome, just signed with a guy for 3800 for a single wide MH unit and was tickled. got some estimates as high as $10K. 

Can you partner with the neighbor somehow to make it their benefit also - like installing two new drain fields or connecting to the City sewer together to cut cost?

For instance, the shiplap in the bathroom pictured above is just CDX plywood with a saw cut every 8".

Feel free to cut and paste in browser since I can't figure out how to get to work....https://www.texasrealestate.com/uploads/files/general-files/2016TexasRealEstateYearInReview.pdf

It can be stressful on a marriage if you're not on the same page.Tip...I got a flexible part time job as a substitute teacher...So, if I wasn't working on an extensive rehab, I worked at the school...In the beginning, I painted, cut grass and purchased all material to save $$$...If it's your Desire to do RE and you're 100% committed,  your husband will probably honor that...GL

My concern is my rental income will be more this year so I would prefer to right off on a larger income year to cut taxes owed down.

All hallmarks of somebody not cut out for this stuff.Now, I'm expecting interest rates to go up, which could cause a correction in the market.

We've used local newpapers advertising for years but cut that off last year due to low return on investment.

I digress...If you had the cash to fix it up and then just held it as a rental, it MIGHT be OK at $70k, but that's cutting it pretty close.

I'm not looking to clear cut the land but ideally I would like to cull some of the weaker trees and allow the better hardwoods to grown and to plant more desirable trees.