We have a Pottery Barn table at our personal house and we would not buy it again knowing what we know.There was a lady I know that got bedroom furniture that was made out of plastic material and looked good.

For you to ask this, you're valuing that "16% CoC" so highly it's likely overriding the real material aspect of the investment.

This will usually lead you directly to low barrier stagnant markets where the cash flow represented in your spreadsheet does not transfer to reality and the most of the equity is "paper equity" because you will never see it materialize yet many look at completing the BRRRR as the ultimate success.I recognize I am using some assumptions but let's assume you have $100k to invest and purchase and renovate a home in MARKET A for $400K but once renovated the home is worth $500K.

If rents don't keep pace with inflation, you won't have enough funds to cover these inflated prices.Rents and prices are driven by supply and demand.

The policy consideration behind the higher leveraged loans is to provide financing for individuals who have high earning potential and are at the start of their career where the earning potential has not yet materialized and perhaps are dealing with the added burden of student loans.

Slowly build out a repeatable process...if you continue to change things (as in different types of properties, different levels of renovation, different finish material, different neighborhoods, etc.) you create more variables and make it harder to solve to the problem.I am a math guy and less unknowns/variables you have the easier the problem will be to solve. 

There are very few places where you can still get anywhere near the 1% rule, and in Omaha you really don't have to look that hard to find those opportunities in droves.Not to get too into the weeds, but I have a thesis that the Midwest as a whole will begin to outperform the coastal and southernmost cities as time goes on-- primarily driven by increasing COL & decreasing QOL in said coastal urban cities. 

One lesson learned: Create a good relationship with contractor and shop around for the best pricing on materials.

Leather is a living material and it will dry out and crack if not maintained.Microfiber is a good choice like @John Underwood said.

Beyond that, you need to become an expert on labor and material rates in your area or get connected with someone else that is.