For example, a couple small nicks or nail holes in the wall would be "normal wear and tear" that you generally shouldn't be charged for. 

That may not be as important to you as a contractor.I'm also now strongly considering focusing on Notes and having rentals only incidentally so that muddies the waters some with potentially a completely differnt chart of accounts running simultaneously with the rentals.You may be interested in the somewhat in-depth but not very polished feature comparison I did for 16 accounting platforms and 37 Property Management platforms. 

Regardless if it is cash or financing, any money you will put down will likely require a proof of funds to the seller.In the LOI, you don't have to include that, but be prepared to proof up once you have the terms nailed down and seller is ready to go forward to a purchase and sales agreement.There are investors and hedge funds that come in with all cash for 200+ unit buildings so don't think all cash does not happen on large units.

If the marks are massive crayon drawings from a child or there are significant holes (more than just a few nail holes for pictures), for example, that's not normal wear and tear.Have you read the CA landlord tenant handbook from the Dept of Consumer Affairs?

Jon nailed it.

But, just because you have the best darned hammer ever forged by man, doesn't make every problem or opportunity a nail.

When you get your topic nailed down I'd be happy to give a little guidance if you need it, but no, I'm not doing it for you.... 

If you get your property analysis skills nailed down and ensure you have good deals, you shouldn't have to look very hard for buyers. 

Any recommendations on something that would give the polished finished feel of an indoor floor, stand up to the snow and freezing weather, and ideally not be super cold to the touch?

Account Closed nailed it.