Convert 2 rooms into one master bedroom, hardwood floor, ceiling, and remove load bearing wall.
How much would something like this cost?
The biggest issue you have is removing a load bearing wall.
In order to do this, you will need an engineering certificate (appox. $600) in order to get a permit from the city, which you should do.
It can be done, but must be done right, if not it could be a disaster. The best approach is to install a laminated beam to support the roof joists.
You need to be careful and ensure that the contractor you select can complete this job correctly, and get a permit, it may be a pain, but if you ever decide to sell, the inspection approvals associated with the permit will save you. In addition, if there is a problem, and you don't have a permit your insurance will not cover you.
The rest of the job is minor, Harwood flooring is approx. $2/sq ft The rest is cosmetic.
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