Honestly, the "full gut" projects I've worked on were mainly to get rid of any potential lead (among other things) from the property.

If so then a refi will get rid of your PMI if your LTV is 80% or under.

I think the fireplace, if you can get the stone clean, needs a full length beefier rustic mantel and get rid of the doors...unless you are renting out the place.

Like panning for gold, you have to get rid of the garbage before you get to the nuggets.  

And they seem like fairly reasonable items to be honest.That being said, there are times when you get a complainer or someone you just don't like - even if they pay on time - and it might actually be better to just get rid of them. 

With luck your PM will soon get rid of this tenant for you.

The prior owner maybe tired/frustrated and just wants to get rid of the house.

But now it is a liability and you need to get rid of it. 

While it does sound like a cliche, here are some good suggestions:1) Professional certifications & licensure2) Foreign language (have some friends swearing by italki)3) Lifestyle simplification (get rid of cost, complication, distraction)4) Focus and productivity monitoring (I have really enjoyed  RescueTime for this)5) Health and wellnessMuch of my real-estate journey in the last few years has been the realization that my professional skills are my best asset in real-estate.

He could rent and see how he likes living in a complex...moving twice would be hard but he will also get rid of a bunch of stuff.