If it's around the whole bathroom, calculate the cost/sf to figure out if it's reasonable. 

A reasonable amount of homework (stuff to watch/listen to, informational forms and worksheets to fill out... basically forces you to really THINK about what it is you want to achieve so it can all be mapped out and make sense as an actual plan). 

I've heard that HOA fees and seasonality have made it hard to cashflow, is this true?  

Your terms seem reasonable, but 10% interest might be a bit high for buyers.

You're right, there is no reason to delay things and allow anymore damage to the property. 

Hey Nick, I moved from the Florida market to Columbus, Ohio, because of that same reason.

Part of the reason we've been taking our time is that the costs for building materials like lumber were highly inflated at the time we purchased the property.Our primary residence, is here in the same state and we'd like to keep that home indefinitely and eventually it would be our home part of the year during retirement, rather than to sell it and move.

For some reason this go round was different.

There are some reasonably priced lenders on that list.

I won’t repeat what has been said about credit scores as it is very true.