For example, we went ultra cheap on a sub and he was doing very poor drywall work (makes sense).We had to find someone else mid job.

I was thinking of this..https://www.lumberliquidators.com/ll/c/Golden-Teak-Luxury-Vinyl-Plank-Flooring-Lifetime-Warranty-Tranquility-Ultra-5GT-T/10044289SKU: 10044289

Hopefully you will not choose lots of and/or expensive Christmas presents (wants/luxuries) over your housing (need), with your next landlord.Plus, ya know what? 

I'm ultra-conservative, so, depending on your risk tolerance, you might reach a different conclusion, but it looks good to me.

For the basement I would do luxury vinyl tile that replicate wood floors.

Here's why...We all have full-time jobs, so we have the luxury of being able to get into the business in a very methodical, deliberate and intentional manner. 

I have marketed my niche to luxury home buyers and agents and have picked up more custom home builds along the way (margins are about half a spec build, but your not risking your capital).

Being a flipper I have some very cheap sources for appliances, fixtures and finishing touches that will put this house into a  luxury look for a mid level price point.

Hi Jonathan Schwartz I just listened to a BP podcast about luxury house flipping with BP member Will Barden he talks about this and the podcast as a whole would probably be very helpful since this guy flips high end properties in So Cal.

I agree with @Jay Hinrichs.Be careful with any investor money, but ultra careful with friends and family money.