everything will be paid off by November (ish) I wont have much of a float then because during this time I also have to find 7500$ to pay the architect.

Im floating with the idea of rehabbing and holding as a rent to own property. does anyone have any experience in the this, would you do it again?

I have tried a few free websites but those came with banner advertisings that distracted my business.

I know this, all flooring has pros and cons and it is rare that any lasts forever.Which is why I love the floating systems.

If you want to juice your yield a bit you can buy floating treasuries and eliminate any duration risk of rising rates. 

In this case I have about half of the money and plan to do all the leg work, just need someone to float me the rest of the cash needed.

However in the mean time, the model of floating rate debt + a rate cap has shown signs of stress....

It's on a slab, and tile is able to soak up the punishment.Laminte - look how good it'll look the day the tenant decides to mop the floor......laminate just gets wrecked, which is why we use a floating vinyl plank flooring (glued edges) for all the non tile and non hardwood floor units.I would only use laminate if I could be sure the tenant will look after it (which we have done recently (wood engineered) for one of our social tenants and their 'forever' home).

Especially in SA given that you mortgages have a floating rate, so if interest rates go up a lot you are going to need more cash flow to pay it.

Finally broke, sick and depressed he died.Back at his old property the new owner was planting a tree and found a diamond, in fact there was a river of diamonds floating down a stream...Moral of the story, there are diamonds in your backyard.