I've recently discovered a helpful trick for touch ups: go to Lowes or Home Depot (or to any arts and crafts store) and get sponge-tipped painting tools. They come on a wood stick and are shaped a little like a popsicle, the consistency of the applicator is kinda like foam rubber, they are usually grey in color, and they come in all sizes. Since they are spongy, the mark they make with the paint seems to be more "subtle" than a brush would make--and you don't get those obvious brush marks when you are touching up over paint that was applied with a roller. I have used this kind of tool for recent touch ups on eggshell (my choice for wall finish) and satin or semi-gloss (my trim choice for doors & trim). It blends much better. You may have to do a second coat, though, depending on what you are touching up.

Hmm, I'm going to have to check the can. I also have some FreshStart, I'm not sure which one which painter used on the walls and which on the ceilings. I also have a can on one of them tinted green for priming patches on the Sage and Jade walls. Guess I'll just go over the lower wall with the FreshStart (white) if the green one is that kind, and start over again. I just grabbed the primer on top. Maybe that's why my ceilings flash too? I blamed it on the ceiling paint but maybe it's the primer. I might just leave the little bit of wall over the cabinet. It's not too noticeable unless the kitchen sink light is on and you're standing at the end of the FR looking at the top of the cabinets. If I ever get crown molding up, you might not even see it. I just don't want to hit the ceiling again - already had to wipe some Navajo White off the Muresco ceiling white and now there's a shiny patch. If I touch it up it'll be a bright white patch. We just repainted the ceilings last year after the builder fixed cracks - maybe I can convince DH to repaint them in another 5 years? Sometimes I think this house will never be done - and I'm not even talking about the master bath!

We have waterlox on our floors, and to recoat we just clean with TSP cleaner and mineral spirits, we don't even sand. Waterlox has tung oil in it, but your new tung oil is probably breaking down the surface. It's always safest to call the experts, I wouldn't use acetone unless the experts told me to use it, you will take some of the old waterlox off, and I'm not sure you want to do that, I think you can clean up the tung oil without starting all over.

If you are going to do a lot of the work yourself, and only hire out the work for some specific licensed trades and work that specialty equipment or tools or skill are needed, you sound similar to what my husband and I have done on approx 5 houses in the last 10 years, all similar in age and character and condition to the one you are looking at. I know prices vary by region, and I'm probably opening myself up to a bunch of critical comments from people saying either we spent too much and wasted money in one area, or too cheap in another... But I want to try to offer some help in a possible pricing to help you decide if you want to go down this path or not... P - hire a plumber: varies with the house and whether you add a bathroom, but plan for $5k, assumes they take care of big stuff, roughin the shower, code, venting, but you DIY fixture installations - Hire an electrician: similar to plumbing, varies with the house, but assume $3k for them to do layout changes, code corrections, but you DIY fixture installations - if a roof is needed and/ or painting touchups, fascia repairs, etc: big variable but for this assume $8k minimum - assumes siding is in good condtition, $0k or add more - assumes heat / air conditioning / hot water heater are all in good condition, or add more - assumes water in the basement isn't a problem, or add more for dealing with mold, draintile, grade corrections outside, etc. - Hire a hardwood floor refinisher: $2k - assumes hardwood everywhere except kitchen and bathrooms, otherwise add more for carpet/ new floor in other rooms - windows: Varies a lot if you repair or replace, and if replace what quality, but for this rough estimate figure $200 per window x probably around 20 windows would either pay for repair supplies and hardware, or a cheap vinyl replacement, DIY install. $4k - Kitchen materials: ikea cabinets $4k with butcher block countertops, or add $3-4k for granite, $3k cheap ss appliances, $1k tile and paint, you DIY all installation - Bathroom materials: $2k ( tub/shower, vanity, faucets, ligt fixtures, tile), You DIY all installation, Looks like times two in this house plus $1k powder room= $5k., all DIY installation except for the roughin plumbing notes above - light and door fixtures : $1k, all DIY install - basic supplies: Paint, sheetrock, spackle, sanding pads, hinges, eurythane : $3k, all DIY install - holding costs: depends on tax rates, if you need to heat/cool, etc but if you figure $400/ month for 3-4 months (this would have you and your husband there probably 20-30/hrs a week if you are moderately competent but not streamlined professionals at this), adds a bit more than $1k, more if you have a loan with interest accruing. Soooo.... If I add all of this up, I get at least $40k of fixup costs which is you doing almost all of the work. And I should note these are economical material and finishing choices. And assumes you already own all the tools needed to do the work. If you pay $25 k plus $1k in closing costs (no mortgage fees) you'd have at least $66k in to it. If you later sell for $125k, after real estate commissions and another 3 months of holding costs, you may get $110k. So- best case scenario i think you might potentially take home a little over $40k for 3+ months of work. Or, it could be a lot less profit if you hire out more of the work, if you add a 10% error budget ($4k), need new HVAC ($6k), mold/water issues ($?), extensive plumbing (+$6k), exterior repairs ($3-$15k), if opening up walls triggers other code improvements like insulation and vapor barrier ($2k or more), if you add landscaping curb appeal ($1-3k)..... Hopefully you find this helpful, and can adjust this to fit the house you are looking at, your local requirements and rates, etc. It can be fun to bring these houses back to beautiful, and there can be some money to be made doing it. But it's important to run the numbers upfront so you know what you are getting in to. It also makes the work a lot more fun when you feel like you are doing it "on budget"- noone has fun when things are going wrong or you are stuck midway knowing you are loosing money on it. Another thing that my husband and I do, is we each get a $1k "allowance" to spent on "frivolous" things for the house. Well maybe "frivolous" is too spendy of a word, but for certain as you are going through the project you and you husband will have differences of opinion on what to put in the house: Maybe he likes a $2.99/sqft tile and you don't want to waste money and are ok with a $0.99 tile. If he really likes the more expensive tile, that extra $2/ sqft can come out of his "frivolous allowance". It allows both of you to have input and fun with some minor upgrades, but keeps a cap on them. Good luck if you decide to do this - either on this house or a different one! :-)