Does anyone have any reputable recs that can take on a job this size?

I get a rough overview of what people are asking for rents for rooms in my neighborhood and then I adjust my rent for the room I'm offering based on the size of the room, number of people sharing the bathroom that room uses, time of year I am trying to rent the room (I dropped the price a little bit in the winter months to keep vacancy at almost zero.), etc.  

In some cases the percentage of ownership can be higher if a unit has a better view even if the size and layout is the same.

Your best bet is probably to raise it to market rent on a month to month lease. if for some reason you do not agree with month to month leases, then give them the opportunity to apply and be screened before their lease ends (I would pay for the background check in this situation.)

But it is a good size room and there is still plenty of space to spare.I wouldn't use it as a bedroom or sleep in there if I lived there, but wondering what is the best use for this room?

Somehow people are rehabbing houses all across Austin, SAn Antonio, even Los Angeles and Manhattan, but I bet they are NOT buying in the retail market which is the MLS.

I have 12+ windows that are standard sizes and need to be replaced.

A traditional refinance would likely be your best bet because even though the interest-rate would be higher there would be no mortgage insurance in your net cost would be slightly higher than what you’re paying  on the money now.  

It's very easy to finance any size property in an LLC or other corp.

Updated granite kitchen, water view, nice size lanai.