deedee99 - you're thinking just as I was thinking! Tieing in the exterior door colors to my interior! I'm lame but I was thinking that most of my accent colors inside are the blue/ green colors w/ all of the interior walls being black, grey or some shade of white so I was thinking of my exterior doors as the outside accent that would continue into the interior accent colors. When I got home I pulled out my BM deck and was thinking maybe Caldwell Green HC124. A very dark green w/ lots of blue undertones.

Looking back at your current living room color... I think it looks nice. I think what isn't working for me are the couch pillows. I'd use some that have a slight pattern ( 2 of those) and a solid. I would probably lose the middle pillow. I hope you don't mind my suggestions

So much great advice (and no judgement - thank you!) — I wanted to update, we’ve confirmed it’s only shellac! Thankfully, and we’ll be working on removing as much as possible tomorrow, with heat off and windows open. Pics below, including my husband cleaning his mess lol. Great tips on the floor - you’re points are right on, and given the work the walls will be I’d like an easier alternative for the floors for sure. The left window is actually a door that a previous owner caulked shut, but we’re planning to open and make functional again. Otherwise there isn’t much room for anything, but it would be ideal to move the sink elsewhere to have more wiggle room in the “bathroom”. We did take a quick look today at more narrow utility sink/ vanity combos, and while not perfect should be an improvement. At this point it feels that is still quite far in the future, but hopeful the shellac removal is quicker than I anticipate. Once again THANK YOU, I have been so delighted to find such a knowledgeable (and patient) community!!!

As an retired appraiser, I am loath to ever advise the loss of a functioning bathroom. It will usually result in a loss of valuation. If the subject home had five baths, it would be a very different answer. The extra baths would be redundant. It is typical that more buyers want three bedrooms and two baths than two bedrooms and 1.5 baths and are willing to pay for the extra utility more bedrooms and baths offer. When I read your description of the issue my first thought was the loss of the downstairs bathroom is probably not a big deal. Then I looked at your floorplan. Now, I'm not so certain. Two things come to mind, will this house be a candidate for tear down? It is at the beach. Are there a lot of teardowns nearby? If there are teardowns and new construction, it really doesn't matter what you do. The buyer will only want the lot. If it is likely that a new buyer will not tear the house down, I would advise against the loss of the 3/4 bathroom. With very little effort and minimal cost, your downstairs floor plan can be adapted to incorporate a downstairs bedroom. The addition of the downstairs bedroom with bath would place the home in an entirely different category of buyer. Downstairs bedrooms are very attractive to buyers because they can accommodate older guests and provide greater flexibility. Getting that third bedroom with adjacent bath would provide for the highest and best use. That's appraiser speak for more money. There are many ways ways to adjust the floorplan to incorporate both the need for a better laundry space, better living area, kitchen update and even another bedroom. You should post in the Building a Home Forum with a scale drawing showing measurements of the downstairs and ask for floorplan ideas. If you know the load bearing walls, that would be helpful to the discussion. Mark all the entries, doors and windows. You might be surprised about the answers. The Kitchen Forum can provide you with some ideas about your pending kitchen/bath renovation, too. This is what I would advise. Contact one or two experienced realtors about the local market and the prices between 2 bedroom 1.5 homes and 3 bedroom 2 bath homes. Tell them that you are not selling this week. But, you plan to sell in two to three years and want their input before you renovate. Be sure to ask more than one for their opinion. They will want to provide you with this information because they might get the listing when you are ready to sell in a few years. They will hope to build a future relationship. It will cost you nothing. Good luck with your decision.