Bigger pockets has probably helped me in that area.1st investment - 2006 - duplex - still have today - probably didnt buy that one low enough but it's been a learning process the whole way and knock on wood - haven't lost money.  

Wood floors might need to go as well.

@Deborah CavallaroQuantity takeoff is figuring out how much of each type of work is required - how much wood framed wall, how much roofing, how much painting, etc.I am not sure if you realize but the unit prices you have been given each have a $100/sf difference which is about a $300,00 budget spread on your project or ~30% swing.  

Here are the relevant details:Exterior: $4k (brick exterior, but the back side is all wood siding, and the front is probably 50% wood siding; also includes replacement of about 6 boards and a few 4x8 sheets of siding; includes 2 colors)Interior: $6.5k (includes all walls (1 coat; 1 color), all trim, and all cabinets in the kitchen; does not include bathroom cabinets)Is this in line with what you are currently paying for painting in the Dallas / Ft.

@Mike Wood Any local banks you recommend?

The wood work in the last picture is exceptional and adds an elegant touch at a price point where that level of craftsmanship might not be expected.

I'd advise my clients to refinance because the interest rate for a refinance - at least in my neck of the woods - is much lower than a HELOC.  

However, there are a lot of opportunities in your neck of the woods!

The market here on the north end is really hot right now and I haven't learned enough to know whether that will make it more difficult for me to get started in my own neck of the woods.

Added a wood stove, ceiling fans, attic drop down door.