This game takes awhile to learn and there are painful lessons along the way.

., break ins, a long painful eviction process after judgment, etc.  

Small town politics can be a pain.

I’d keep the ducted system since you have the most painful/expensive part of the system already in place - the ductwork.

@Ted Klein I've already learned through trial by fire that dealing with a historical district committee can be a major pain but as long the holding cost for the extended timeframe is accounted for in your budget there's usually not much of an issue.

3-4 months of painful waiting he left

However, ripping up the old stuff can be a pain, so if you’re paying someone to do it, it could get a little pricy.

Any input is appreciated, I have an incredible hunger to take this home and kickstart my career and the rest of my life. 

The loan will be 30 year fixed with a lower interest rate and the originator will be selling it off into the secondary market.The second option can be a pain because they will require all kinds of paperwork but the better terms are worth it.

pain in the arse...