Also @James Carlson , do you know what designates 'primary residence' here in Denver/Aurora?

Let them know the electrical capacity of the building is not designed to support window AC units, since there is already central AC.

Even the areas previous designated as the "hood" are starting to get more and more gentrified and attracting hipsters with $$. 

I don't want the endless cycle of balloon mortgages that seem designed to benefit banks, not borrowers. 

Government generally likes new facilities rather than rehabbed single family dwellings, depends on the tenant concentration.

We all have different means and different ends, but I think that is ultimately the important question to ask and design and adapt your plan around answering in a sustainable manner over the long term. 

Do you hire a professional for the remodel design or do you just go by your experience and intuition?

How about switching to a {low-flow} toilet designed to mitigate/eliminate leak-down to run on?  

She worked with the rehabbers had an issue with one electrician going to Alaska for 2 week fishing in the middle of the project but over came that.Worked with her designer to do new kitchen baths and paint and floor coverings.. created great curb appeal through some landscaping. all in all about 50k to rehab cash out of pocket.One thing I did do is once we closed I back filled it with my bank line of credit at 1 point and 5.5% and pulled most of my cash back out 2 weeks after we closed... banks can't move quick enough up front.

It's a fill in the blank form designed to be recorded and it is what is used in most C4D transactions in MN.