Phase 1: Demo/Interior Framing layout walls and rooms. [10 days] Demo whole house/clean up interiorExpand walkway between living room to eating are by 3 feet (install new header)Frame up new laundry area, frame bedroom wallFrame up new patio sliding rough opening and install new sliding patio doorFix water damage floor in hallwayTile bathroom floor and wallsInstall rough electrical throughout house.Install rough plumbing throughout house.Install insulation and drywall sheetrockMeasure windows/door.

i vote for a bookshelf. we have a similar layout in one of our houses (full time airbnb rental). check it out. we love it!

Numbers never lie, so I say lay out the data and see what it tells you.Dan

Depending on the layout & how conducive it is to 'remnants' we found a small operation was more than willing to work with us, $21sq ft.

I wish more vets had your intuition and motivation. 

I especially liked the layout of the estimating book and how at the end it listed a quick reference of cost based on category.

Lastly, having a good eye for design and picking lighting and plumbing fixtures that appease the masses and look expensive but are not expensive can help keep your costs down while improving the ARV.One last thought, ability to edit the floor plan to a more open floor plan is very beneficial in most real estate markets these days so finding ways to improve layouts is a key factor.

No idea about the layout  and age of your house but when I will replace the HVAC system in my 2 story house, I will look into a split system at least for the AC part.

Cosmetic & new layout What was the outcome?

Although if you lay out and clearly state what you want to be done and they aren't able to get it done potentially look for someone who can.