it was a flip from hell, I made all the classic mistake.

Newton (and others) came up with some very simple equations that explained how the world worked -- later coined "classical mechanics."

going with @Michael Boyer - - getting to yes - - CLASSIC text on the subject

Then this would be a classic example of "50% of a good deal, is better than 100% of no deal."  

I have done the fine carpentry of rebuilding the classic moldings, each window case is 23 separate pieces of wood, you simply cannot hire people to do this for anything but a luxury resale.

That is the classic BRRRR method of investing (if you are not familiar, then google is your friend) or could be done for flips as well, you would just sell instead of rent and refinance in that case ... of course, you would likely need more equity in your current property than it sounds like you may currently have, since the HELOC typically finances a 100% all cash offer on the new property, but all in due time ...

Investment Info:

Single-family residence buy & hold investment in Pittsburg.

Purchase price: $18,000

Cash invested: $35,000

Paid $18,000 Cash and renovated for $17,000. Appraised for $48,000. I...

The classic goal of all marketing campaigns! 

The return of the subway tile (various colors and sizes) with white cabinets is always considered a classic.  

I will say this: white subway tile and a white tub with chrome faucets are classic and timeless.