@Garrett GahnWell, you've got something that a lot of people starting in this business don't have: the honesty to admit that getting to a realistic ARV is not easy.There is very much a giant pool of thick swirling BS around the concept of ARV in real estate investing.

Both smelled terribly and the back unit had a thick smoke coloring and smell.Cleaned, Kilz, painted to get rid of the smoke.

Something else to throw in- as you're looking at various products be sure to look at the thickness of the "wear layer".

Based on how the building was built, apparently the CMU was only 4 inches thick and it's causing a lot of problems we have now with the face brick bulging and separating from the rest of the building- long story short this repair will cost at least $200K for the building, split roughly across 6 owners.

A big thank you to my wife Kelli Schwab who has been by my side through the thick and the thin, couldn’t of done this without your love and support.

if it is less than 4-5 inches thick, I guess you wont need it?

@Ryan Copeland According to Home Depot It's 3.8mm thick plank and 4mil wear layer (cheap price, thin wear layer). 

have to have thick skin..  

Bathroom - (By Item)YesVanity (average size)ea$250.00 $0#9004141Vanity countertop/sink - granite or other hard surfaceea$350.00 $0Vanity mirrorea$100.00 $0Sink Faucetea$75.00 $0Toiletea$200.00 $0Bathtub - fiberglassea$450.00 $0Bathtub & shower surround - fiberglassea$750.00 $0Shower stall & surround - fiberglassea$500.00 $0Showerhead & faucet kit (w/ new diverter valve)ea$250.00 $0#13142152Bathroom towel bar kit & TP Holderea$100.00 $0#4293681Frameless Glass Shower Doorsea$1,000.00 $0INTERIOR (cont.)CategoryY/NRepair Type#UnitCostTotalFramingNew construction framing- (includes walls, floors & roof)sf$30.00 $0Interior framing changes (non load barring)lf$15.00 $0Open load bearing/structural wall - 5' Openingea$500.00 $0Open load bearing/structural wall - Entire Wallea$1,500.00 $0InsulationWall insulation896sf$1.50 $1,344Attic insulation, blown-in500sf$0.80 $400WallsDrywall, tape & skimcoat walls/ceilings in gutted house (or factor approximately $34 per sheet of drywall material + labor)896sf$5.00 $4,480Drywall, tape, & skimcoat a wall (1/2" thick)sf$2.50 $0Drywall, tape, & skimcoat a ceiling (1/2" thick)sf$4.00 $0Patchwork section of a wall - (drywall, tape, & finish)sf$1.50 $0Expose Brick Fireplace.

In my XP over dozens of flooring projects I’ve almost never found Lowe’s or Depot to have cheaper options at comparable wear ratings and thickness, which is often a direct indicator of difficulty/labor cost on install since often: cheaper = thinner = lower material cost subsequently lost in higher labor costs and waste/broken boards.