ALL FLOORING had to be replaced, even cabinets retain smoke smell and are hard to get the smell out.

Then again...In terms of selection in the condo world, unless your 1BR unit has something special (high floor, unobstructed view of the lake, underground access to the subway, etc.) it's not exactly a desirable unit.

The floor sags in certain places and this is due to to beam issues under the house. the beams have to be either replaced or repaired. the house is 1 story and about 1300 sq ft. how much would you guys say this would cost?

If you have a great crawl space or easily accessible 1st floor attic space putting in ductwork might be cheap and easy. 

Who cares if you sell pens, scaffolding, concrete, weed or alcohol?  

We are a family of 5 so adding a couple of extra bedrooms, an extra bathroom per floor, a separate living space on second floor, extra garage space, brick/stone exterior, upgraded flooring and countertops, lots of closet space, etc.

@Keleisha Carter the property has recently been re-floored and renovated. 

I think for retail you need to get rid of it and convert first floor to office or apartments.

So what I decided was that first, we needed to set a 'floor' for Capex.  

What it also means is there is no floor on how little you can make.