New flooring and paint in the whole house is likely to cost upwards of $6,000 depending on what materials you choose.

I k ow there’s a tone of variables, including materials, schedule, etc. 

And where do you usually advertise your duplex?

I re-ran my search with 680 and it would be 4.375% with no points, APR 4.412.This is not an advertisement, just quoting rates from my pricing engine to help ya'll out. 

Most companies advertise HELOCs on their websites, only to tell me they have stopped doing them once I call.

Add the cost of the roofing material to the labor and put that in your spreadsheet.

learned to build homes more efficiently with coordination of contractors and materials preparations.

we would have done great in this market.your $275-$325/sqft build before inflation is about right but depending on the finishing materials you used (higher end lighting, sinks, faucets ect.) you can save some more on per sqft.I'm looking at another new build project with high ROI on vacant lot in LA. 

This isn't an advertisement for a service I currently have but an idea for one. 

To really cut to the chase, "good debt" is debt that makes you money, and "bad debt" is debt that doesn't (when you buy material things that just sit there).