12 mustang gt , and I don't have the heart to part with it.

In some older construction (1930 and older IIRC but could be in newer too), the subfloor material is often yellow heart pine - a rather sturdy pine wood.

I do not want to 1031 into a passive property investment where I need to trust some other company to have my best interests at heart (Inland, AEI, etc).  

Recommended changes to the street and urban design are meant to transform Foster Road from a largely high speed, auto-oriented corridor into a series of interconnected pedestrian-oriented places that are accessible by all transportation modes and support a vibrant mix of businesses and residences.The Foster Road Corridor contains five district nodes: Gateway District, Western Core, Heart of Foster, Green Link, and Crossroads District.Spring 2017 Update: The project has incorporated additional funding from the Fixing Our Streets program to add reconstruction and paving of Foster Road between SE 82nd and 90th Ave.

Have a heart if that lady wants to stay in the area because of a sick child.

Ski season and the heart of summer saw a slight uptick, but the peak season was always Thanksgiving Week and the week between Christmas and New Years.  

Consider cash flow through rentals but landlording is not for the feint of heart.

And regarding her experience...well, bless her heart. 

Speaking from experience, GCing a project yourself is not for the faint of heart.

This gets to the heart of what they think your flip is worth.