Many lenders allow for low-down-payment options if the rental income covers the loan.You’re approaching this deal thoughtfully, but be sure to communicate the benefits of your offers clearly to overcome resistance from the seller's representative.

I was working on getting the seller down from $135k to $105k, she resisted, so I'm moving on to my next deal.

Any market with a lot of federal jobs is in trouble which is a big change because previously these were considered recession-resistant markets as federal jobs are usually very stable. 

Agreeable grey with apartment tan carpet (or pet resistant tan carpet).

This is the same type of personality to gaslight you when you don't agree with their view on a deal or something goes awry, gatekeep you from information and deals, and become a resistance force in actually becoming a REI. 

The only time its worth spending extra money on materials that will be durable aka tenant resistant.

So developers are building multifamily on these parking areas.Since these areas aren't located on top of residential areas, the zoning approval process has a lot less friction and resistance from NIMBYs.Here's an example in Rochester where an old Sears was turned into apartments for seniors.https://www.passero.com/projects/skyview-park-senior-housing...For multifamily developers, this could be an opportunity for building and partner with the mall owners.

As for other amenities, some crowd-pleasers that won't break the bank are coffee maker + starter pack of pods, basic workout equipment (yoga mat, resistance bands), phone charging stations by the beds, and basic kitchen essentials like olive oil, salt/pepper, coffee filters, etc.

Since COVID, the demand for cash actually increased, so this is a recession resistant play.

It’s not water resistant, and it’ll just cause a headache of problems.Instead, go with either sheet vinyl glued down or LVT because of the waterproofing capabilities.