I know you will hate me for this, but please understand my view point. I am an old house LOVER! I also spent twenty years as a banker trying to talk people into understanding that their future home purchase had to be about love....and practicality. When you are in love with a house you think that the fact that it slapped around the last owners was likely because they were bad owners...they probably deserved it because they didn't do the maintenance you would do to keep it in check. You justify the little issues like the third eye as something minor instead of realizing that a third eye is not actually a normal thing and will require some seriously expensive custom lenses. You turn a wet basement into a couple puddles.... Ten years,..no lets make it five if you get the house....if you find that my pessimistic attitude was totally incorrect and your home turned out to be perfect beyond compare...please tell me I am wrong so I can learn a lesson. But if on the other hand my gazillion years of trying to make people understand that they should buy a home they love....but should equally involve their brains and heart in the equation turns out to make some sense in your potential chris brown like situation.....well be sure to share that valuable experience as well so that others can learn from you...and make light of your experience because "that will never happen to them". I tried to buy the egg and I farm as a young wife ohhhhh so many years ago thinking that a house with walls falling down and a tree growing in the living room just needed our tender and inexperienced care to bring it back.....the bank laughed...thank god!

Totally agree with you on the form factor of the futon. I am not loving it either. But we have it and until I find some thing better in my price range. It is very comfortable to nap on left in the couch position. Also to sit on and read. I pull the desk /sewing table chair over for feet up position. It is a small cheerful room that makes me happy to be in. Our company said the futon is great for a few days. He usually spends 4 or 5 nights with us at a time. I added a foam topper on it. Drawbacks on other sleeping options. Twin love seat sleeper will not be long enough for our friend. He sleeps cross wise on the full sized futon. The click clack couches are darling but also too short. We have cats that will claw so air bed is out of the question. LOL The nicer looking couch futons are so uncomfortable. Fold out beds usually have the bars in them in the center of your back unless you can get the ones with springs all around the edges and a mat to hold the mattress. AND the fold out beds take up more floor space when open if that is an issue for you. You should be fine in a 10 by 10 room though. I would think my best option should I ditch the futon would be a murphy. But then I do go in there and nap on the futon some times so that would be over with. Also when I am sewing I find myself sitting down on the futon to do little bits of hand work when needed. We did buy the upgraded mattress. I am not trying to talk you into a futon at all because I totally think they are ugly as sin. I did doll mine up with pretty comforter and pillows and a friends granddaughter said the guest room is very girly. LOL

mammapinky Yes, they are. I did that on purpose. I wanted a different illusion than just the mirrors hanging, if that makes sense. I want the mirrors and curtains anchoring the bed, like a headboard. Thank you! To everyone mentioning the mirror height, don't tell my husband! (lol) He absolutely hates hanging curtains, shelves, mirrors and paintings. haha I'll have to wait to the weekend or a day we both have the time and we shall raise them. I'll have to ease him into it. ;) Should they go the same height as the curtains? Thing is, raising them any higher and the bottom of the mirrors show, which is not the effect I was going for. :/ chickadee2_gw Wow, thank you so much! :) I truly find this sight inspiring. I really appreciate all of the help you all have to offer! :) And now I can finally move on to the kitchen! rebeccamomof123 That really made me smile. :) I am so thrilled with how it all turned out and it is so nice having people to share it with, who understand. :) Thank you so much!

Maybe something like this? eta: That is a reach-in closet. Also, see if the space can fit a minimum 42-inch wide hallway(s). And, it would be best if the door opens against the wall. . .so, you will probably want to move it over towards the corner if this set-up works. 2nd eta: I just realized that you mentioned that the door cannot face another door. In this case, move it to the wall facing the staircase.