the stairs

After finishing, when we were talking about which parts of the house turned out really well or we were most proud of, Brian said the stairs. Really? The stairs?!

These WERE a doozy. We had to pull all the nasty carpet and padding off, remove the 17 million staples and nails, scrape, sand and paint them. Brian worked from underneath downstairs and repaired most of the treads and risers from below so that they weren’t as creaky (feeling and sounding). And the stairway walls needed plaster repair and a new handrail.

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main floor bathroom

This little room was a deceptive amount of work. It seemed like it wasn’t going to be much, but once we got into it and decided to take down the drop ceiling, it kicked our butts. After my boys demoed the old ceiling and prepped the walls and all the plumbing work was done, we hired the guys hanging the drywall in the basement to finish this ceiling. Then the rest was the usual: scraping, sanding, repairing plaster walls, priming, painting. The tub and shower stall was in decent shape; we did replace the shower head. I refreshed the vanity with a coat of paint and Brian replaced the faucet. We installed quarter round. I hung a new medicine cabinet, and flipped the lights upside down. Brian installed the light/fan combo. We also replaced the toilet seat, towel bars and hooks. We kept the brown vinyl plank flooring.The door pictured here is not the one we kept. We found an old door similar in style to the other panel doors at the Habitat ReStore and fit it into place.

Jack picked the bright lime green shower curtain, and it’s fantastic.

  • Walls: Behr Cameo White

  • Trim: Behr Cameo White

  • Vanity: Behr Grayhound

  • New medicine cabinet: Lowe’s

  • Ceiling light/fan combo: Menards

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bedroom #2: the powercat room

This room wasn’t terrible to begin with. It had paneling on the walls, which we decided to keep, and a janky built-in desk, which we decided to lose. Jack and Brian patched in and repaired the paneling behind the desk. The main floor of this house has nine foot ceilings and a sheet of paneling is 8 feet long, so Jack had to spend quite awhile shoring up and smoothing out the transition between sheets of paneling. Again, he sanded that room from top to bottom, and we had to Kilz that powercat a couple of times.

One thing you can’t see in these pics is that some of the drywall in the closet had to be removed to replace the main drain stack (we knew from inspections that we’d have to do this repair) so there was some re-drywalling in there.

  • Wall color: Behr Greige

  • Trim: Behr Cameo White

  • Celing: plain ol ceiling white

  • New light fixture: Amazon

  • Bi-fold doors: Habitat ReStore

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jack's room

Bedroom #1 is Jack’s room. Hoping to get off of the air mattress and into a real bed, Jack had a vested interest in getting this room done quickly. Comparably, it needed less work than some of the others and has that awesome window seat area. He chose Behr Adirondack Blue for the walls (all of the other bedrooms are the same Greige), and it looks sharp with the new bright white trim.

He removed the texture completely from that small wall under the little window, and again, sanded this sucker from top to bottom with the orbital sander. This was one of the only rooms that the ceiling was in good enough shape that we didn’t need to paint it. We installed a new light fixture.

The closet was quite a project in here. Remember that weird built-in shelf we removed from the living room? That went through to this closet. The construction was laughable! After removal of that, Brian repaired the walls. Jack installed himself a nice Closetmaid organizing system we got at the ReStore years ago and never used at home. I didn’t take photos- you’ll just have to use your imagination!

We found the bed frame and night stand at the Manhattan Habitat ReStore for SUPER cheap. Curtains are from IKEA. We brought a dresser and his computer desk from home, and he’s been much happier and comfortable.

Ahem. PLEASE know that he’s a typical 19 yr old young man. His room was only this clean so I could take photos!

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open living & dining room + entryway

Let’s go room by room. We didn’t, of course, complete this house room by room. There was always so much going on at once. But I think it will be easier to show you what we did in each room that way. I’ll post a few before photos, then a few in process, and the finished “after” photos at the end.

Travelling back and forth, we’d spend the weeks at home in Kansas City, then we’d head down to Manhattan to work on the house on the weekends. After a few weeks we all decided that Jack would stay down and work on the house during the week. While at home, I’d scour Facebook Marketplace and Craigslist for used light fixtures and appliances. We’d order stuff on Amazon and have it shipped to Manhattan. We researched fixes to problems and made lists. All summer long, we made trip after trip to Home Depot, Lowe’s, Menards and the Habitat ReStore.

I picked a very limited color paint palette for this house:

  • a dark gray (Behr Grayhound)

  • a lighter gray (Behr Greige)

  • a white (Behr Cameo White).

. . . . . . . . . . . .

In the entryway we had to deal with painted-over wallpaper. Scraping, spackling, sanding. We used oil-based Kilz in there to prevent the wallpaper from peeling. Then we painted the walls the darker Grayhound gray. We painted the ceiling and installed a new light fixture. We removed an old mirror from the coat closet door and painted all the doors and trim white.

. . . . . . . . . . . . .

The living room required a good amount of plaster wall repair. And Jack sanded that room top to bottom with the orbital sander. Due to previous water damage, Brian had to make a decent sized repair to the wall and trim under the dining room window.

Fortunately, the windows in the house are fairly new, and a few panes that were cloudy were replaced under warranty.

We painted the (popcorn) ceiling fresh ceiling white. We primed and painted all the walls Greige and the trim all white. We painted the brick fireplace and mantel Grayhound. Brian installed the ceiling fan in the living room and light fixture in the dining room- both were found on FB Marketplace. We did not refinish the wood floors, though that would have been amazing. Just before we finished the house, I mopped them all and wiped them down with a wood floor cleaner.

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the first few days

First things first. The big things we knew we’d have to do:

  • Replace the roof

  • Remodel the upstairs bathroom

  • Repair and paint walls and ceilings throughout the house

  • A couple of bigger plumbing repairs

  • Regrade just a little outside

  • Paint the basement apartment

  • Find a few (used) appliances

We took possession on Friday, May 1. The first few days we explored, made lists, cleaned, threw away trash. We started planning. I picked colors. We demoed a few small things like the strange, wonky built-in shelf and front porch railing. I painted the front door red (the kids picked the color.) I spruced up the front porch light with black spray paint and parts I found in closets. It was fun! We were excited! My skepticism finally waned.

Monday the 4th, it started raining early in the morning. It was a heavy rain. And wouldn’t you know it, water came in along the south wall of the basement, soaking the carpet of the finished basement apartment. BAM. My worry returned. Brian, on the other hand, stayed cool.

It was the beginning of quite an ordeal in the basement involving foundation repair, and a complete remodel. I’m going to skip that story for now and concentrate on what we did upstairs. Just keep in mind while we did all that hard work upstairs, Brian was juggling foundation repair specialists, managing framers and drywallers and dealing with flaky contractors. All with the patience of a saint.

p.s. Brian is the hardest working person I know.

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#houseonleavenworthst

Brian has always wanted to flip a house, or to try a rental or investment property. But I was always skeptical. When our son went to Kansas State University, Brian’s dream was reignited, and we began to talk seriously about the possibility.

We decided to find an agent and see what was available in a price range that we could make happen. I was still skeptical.

In early 2020 we found a 3100 square foot, two unit property in Manhattan, KS for our son + roommates and renters to live in for the 2020-2021 school year. Brian ran lots and lots of numbers. We made an offer. And waited.

And then COVID happened.

After much discussion, lots of negotiating, and many inspections we decided to go ahead. We closed on the house on May 1, masked in our car in the parking lot of the title company, receiving the handed paperwork through our open car window with our agent on Facetime. They didn’t want the pens back. We took possession the same day.

This is the story of how we rehabbed this monster in 101 days!

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