I'd heard that CoreTec ProPlus is one of their cheaper lines in part because the designs are less realistic, and I definitely see that.My other issue is less about the floor itself - my subfloor is in pretty bad shape (lots of dips and one area with major slope), and we didn't fully realize the extent of it until after we installed the LVP.

So this path is the most realistic for me personally.

I get it .. but I also know how tough this business is and 97% of the people simply are not going to buy their way to success.. just like 90% of the newbies that post on BP will do exactly NOTHING in real estate we all get fired up.. but there is only so much of it to go around.. its FAR harder than it looks and it does either take some real good innate skills or lacking that some good liquidity so you can buy into the market.. thats why the Vanilla rental house game is so huge right now.. anyone who can fog a mirror can understand.. buy a rental put a tenant in it.. collect rent... past that when your talking about these more complicated transactions pretty tough to have no experience and just pay a few bucks and your going to be knocking down 250k profits.. its no different than the wholesaler guru who pitches making 20 to 40k a month .. can U yes how many do maybe 1% who try... or the guru who teachs flipping and making 50k per flip one a month... again how many can do that not many... one they don't think it through.. if your going to do 50k flips and one a month and you have 6 to 9 month cycle you need to buy 6 to 9 projects before you turn one.. how many starting out can do that.it would be more realistic to say hey start with one in 6 months then do 2 and maybe in five years your doing 10 to 15 a year.and or it really depends on markets... but gurus talk like all markets are interchangeable and they simply are not.

Sit down with a Broker who has worked with Investors and make a realistic plan.

I guess my question is how realistic is it to find and lock in a commercial rental property out of state these days comparing to residential multi family that is  also out of state?

May not help much realistically but does make it a lease violation.

In the future when kids come a long I could take over the rest of the house or if things work out well and rates are down I can refi and maybe rent out the entire house at a close to profit and buy a new primary house for my family.Im not sure if any of that is realistic though.

Is a 25% CoC return realistic?

One needs to be realistic about investing, making money, and investing where the opportunities exist. 

Not sure if that's realistic or not.With self managed, reducing CapEx, I'm getting 4.11% 5 year annualized return, and starting off with $142 cashflow/month.