Do not rush into the renovation, by taking the first week or week and half to really stress test your assumptions it will give you the opportunity to make changes to your plan without costly consequences.  

Supply chains are stressed and things can change week to week.

George, I am glad you got this resolved; the mortgage process is super stressful, its a wonder that someone has not come up with a better solution. 

There is less stress in my life when I'm not renting to those kinds of folks. 

Could take 2-4 months but it's effective and drastically increases your scores.Too much debt is easy since you just pay down the debt quickly to decrease your DTI ratio.Late payments are the most difficult of them all because they just require your basic father time - to a potential lender, you need to demonstrate that you can pay bills consistently on time for an extended period of time since your last late payment.

If it's Fast & Cheap it will not be Good, If it's Good & Fast it will not be Cheap. " This is what I like to call The Reality Paradox, where people spend ridiculous amounts of time and stress attempting to get the unrealistic result of quality work, readily available when they need, for the bottom of the barrel prices, with excellent reliability.

I still lean toward getting rid of it though just because I personally wouldn't want to deal with the stress of it hanging over my head. 

This is something new I've been looking into myself so I'm unsure of any fees they may or may not charge, but could take the stress off of you for filling any vacancy. 

Don't stress about it.

@Anna CooperHaving so much debt can be a stressful experience.I once had a lot of debt(bad decisions), not as much as you, but still.When I had money, I made the decision to invest in real estate instead of paying off the debt.I didn't have a DTI issue since I made good amount of money from my W-2 job.The appreciation in the properties helped me pay off the debt.It looks like DTI will affect you for a while especially if the student loans are showing a payment due on a monthly basis.It looks like you have time(yes yes I know being a mom is work...but...), have you made connections within the legal/corporate world on those who want to invest?