Overbudget already?

Yes and no. We're still looking good for ROI. Our realtor tells us that a 30% ROI is a home run, so realistically our initial ROI was too high and we're figuring out that means more output from us then originally planned. The HVAC was severely underestimated, note to any others, if the the house doesn't already have the vents and tubing run the out of pocket cost is twice what you'd expect to pay for a system replacement. Lesson learned and we digress. Just means more tightening of the belts until the property sells. In the end, this will be a nearly new house; new roof, new windows, new siding, new HVAC, new kitchen, new carpet and four bedrooms vice the current listing of two bedrooms (based on current availability of closet and heating). That is a lot to offer for the target sale price we intend to remarket at. We have so much to learn but we'll never learn by twiddling our thumbs on the side line, nor will we ever make a return on what we've been able to save if we allow it to sit in a bank account. It's the risk and the hard work that will pay off in the end, that I am sure of even if it means some difficulty now.