You can fully design it on the site and they will print it.

@Donald Kimball Right, the design of an FHA loan is not to flip.

I would be working with the realtor and designer to get their 'buy-in' on the colors/style for a faster sale.Would you sell the place as is, and use the rehab money for the purchase of a second property, or go ahead  use it to rehab?

The 150/sq foot construction costs didn't include soft costs like demo, architectural designs, and landscaping (another 50k maybe).

The triumphs (Yes, I did just score a closeout deal on product that actually matches the design and adds $800 to the bottom line) and the Marketing and selling (which is where the fun really begins).

We then confirm those sales on the county website as Zillow has proven to be inaccurate in the past.

Awesome, we just confirmed the location for Berkeley Library on Saturday August 2nd.I hope that many people will come from the San Francisco Bay Area, Oakland, Berkeley etc.http://www.meetup.com/Berkeley-Cash-Flow-Club-and-Real-Estate-Investing/events/190572912

Once I had confirmation of intention to terminate the current lease then and only then would I sign a new lease with the husband.  

The rest I believe is up to your settlement company to dig up and confirm if you're gonna be able to get clear title after the contract is signed...

Has your contractor given you a bid, or has an agent at least confirmed your numbers?