The property is located in Plano Texas and a single family home.  3 years ago I installed matte luxury vinyl plank flooring in most of the downstairs. 

I am currently looking for another fix and flip opportunity between my full time management job and training for my first ultra marathon! 

However, it seems that very few options exist (if any) that cater to “high-end” clientele (business execs, consultants, and others that value luxurious lifestyles).

He did mention that it is ultra passive but 4% in RE?

Is it designed to be a primary heat source or as a secondary/luxury.

When the demand is concentrated in the entry-level and median price ranges it stands to reason that the luxury market which has an over-supply would contract proportionately. 

. - And if you can increase your max occ without affecting the luxury class of your unit... definitely do it!

Lowes 3.2mm option: Shaw Matrix 14-Piece 5.9-in x 48-in Asheville Pine Locking Luxury Vinyl PlankLowes 4mm option: STAINMASTER 10-Piece 5.74-in x 47.74-in Washed Oak Dove Locking Luxury Vinyl PlankHome Depot 7mm option with underlayment: LifeProof Sterling Oak 8.7 in. x 47.6 in.

Fix the baseboard molding with Bondo, get rid of the laminate flooring and replace with luxury vinyl plank flooring or sealed-in-place triple-polyurethane-coated solid hardwood if you're going to allow pets.

HUD 221D4 is for “median” apt rents for the area....just not luxury, above surrounding market rates.