Should give you an idea as to whether it's worth it or not.  

other ideas?

I have no idea why, it seems obvious to me that things wear out over time, and especially with most being aware of depreciation I have no idea why there is a disconnect as to where depreciation stems from. 

I am cool with the idea of buying it off market and listing it with a realtor on the MLS at a premium.

Regarding insurance adding additional umbrella insurance is great idea. 

Sometimes lenders will go with a solid estimate based in reality as well.Otherwise, @John Underwood has the best idea.

Any comments or ideas?

Always happy to swap ideas and keep refining this process.

Having cash reserves is always a good idea!!

I have a clearer Idea of what you are doing.