Been looking at commercial, but the 20yr mortgage and 4+ interest rate eats away at the cash flow. 

Roof and HVAC alone would eat up more than 25% of that.

I see way too many people thinking there's an outsized demand for luxury rentals when in my experience, it's a niche market and eats the unprepared alive just as much as the opposite niche, DIY landlording with low-cost rentals in borderline urban locations, which is what I do.

Bob I have had a issue with floating floors being placed under the cabinets before, if they get wet by any means it going to cause a lot of future problems. so its better in my option to cut around the cabinets especially considering there are water lines in the sink cabinet, so exposure to water at some point is likely. although if it is tile I always place it beneath cabinets and vanities so for the simplicity of changing them out should a tenants destroy them or the dog eats the cabinet/vanity which actually recently happen, the only issue your going run into when you cut around the cabinets is if you need to replace it for any reason the cabinets are never the exact some size so thats why I prefer to use tile in any areas that would have cabinetry. hope this hopes and best of luck!

I would go one step further and point out that the food they eat leads to most of their medical problems.

You can't eat an elephant in one bite.

well if they intend to and do close, all is well and right in the world, BUT if they went into the deal with no intent of closing if they didnt find a buyer for the contract, not that creates a Litigateable problem with the seller, and license law problem because they intend to collect a fee for the contract by marketing the home with out a license. they can argue "But im selling my contract not the house" well thats like saying im eating healthy because this Jelly filled doughnut has fruit in it, no one is buying that argument. 

Do you just eat the loose of the good faith money or do you have another way of getting out of the contract?

He eats with them, visits, but only stays the night occasionally.

I just didn't eat the bad ones and rest tasted fine.