We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Look for brands like LifeProof, COREtec, or Shaw, with a 12–20 mil wear layer to handle heavy traffic. $2-4 per sf.Rigid Core Vinyl: This material is available in SPC (stone polymer composite) and WPC (wood polymer composite) types.

I would just recommend choosing a property that doesn't need heavy rehab.

The traffic is always heavy in these areas which makes turnover a bit easier than more rural locations.

This is all conjecture as I am not an estimator or contractor, but I know Monteray Consan 20 works well.That was my fear with this quote, it's heavy charges to tear down and almost nothing about doing the drywall after they tear it down. 

It appears the only thing I'm not covered for now is resolutions.

I think your points cover my limited knowledge on this.   

As I got liability insurance, an umbrella over for $3 million to cover myself overall, I called my insurance agent.

If you're going the umbrella insurance route, perhaps see if it will cover you for several things including just the routine slip and fall (like mold or earthquake).

Leasing at $3k/month covers your current mortgage comfortably, so refinancing could relieve the pressure of the balloon payment.