Do you carry major material tickets such as lumber or is it better to just paper contract everything and bite the bullet on costs?

It also fails the 2% rule, but on paper (and arguably in real life) you're pulling in over $2000 per month profit, of course minus maintenance expenses which WILL come up, and IF you have section 8 tenants, vacancies as the unit needs to go through inspection (while vacant) prior to a new tenant moving in.

What I am is an independent contractor that works with notary signing companies, and other business that require a professional, dependable, extensive background passing person, who travels to people homes and helps them sign mortgage applications, mortgage papers, refinance papers and anything else that a long distance company may need to have someone help them work with their long distant clients. 

I'll bet as soon as I get chickens they will enforce that though...In any case, the new house is in an HOA with no rental cap but they require board approval on paper.

The tenant had all paper work to show he was.

Your style, the open layout/high ceilings, and the general location were all absolutely perfect.

If you describe the physical layout in a little more detail @Carson E., I may be able to give you few options for supplemental heat.

I feel the kitchen is likely the 1st or 2nd room to sell a house and I thought this kitchen was a bit small for this house and the layout could flow better.

I'll be doing the following during the project to add value: second floor addition for 2 new bedrooms and full bathroom; slight change in kitchen/dining/living layout for open floor plan; new kitchen and new bathroom; finish basement, gas furnace, update laundry room; landscaping in the front and backyard.

I checked the county site and it looks like the addition is included as conditioned space from the layout I see.