I thought part of the floor was dirt; turns out there is concrete underneath after all.

Living room converted to a master bed with walk in closet, bathroom with heated floors and walk in shower.

I did a very light rehab (flooring throughout, new paint, inside and out) and thats about it.

My capex budget includes roofs 25 year life span, floors 10 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, bath and kitchen remodel 20 year life span, etc.

New floors throughout, new kitchen cabinets, bathroom vanities, ..  

The bent woof blocking at the top of the front beams can be reinforced with 4" x 4" x 5/16" steel angle iron fastened to the bottom of the floor joists and flush to the face of the new beams.

Originally posted by @Benjamin Orozco:For starters I have a HELOC through my credit union for 130,000At least HELOC rates fell to the floor 3/15.I have a small one.

But, I always reach a dead end in trying to find something concrete I have books on these things as well.

Pick yourself up off the floor and get back on the horse.

Tore out flooring in the kitchen and leveled the pier & beam foundation.