Carpet is cheaper for sure, but tenants these days resist carpet for whatever reason.

Only then will you have the recession resistant income MHP owners love. 

I already max out this 401K every year but want to put away MORE pre-tax dollars, can i set up a personal Self Directed IRA, in addition to this 401K, so i can minimize my weekly tax bit.2. i want to buy RE through my 401k, which is not allowed, so this is a second reason for wanting to setup a Self Directed IRA personally.With the above notes, if you do this, has your employer given you any resistance in setting up pre-tax dollars to be sent to your IRA?

It isn't as think as the new $3.15 flooring but it is waterproof and scratch resistant.

Bathroom hardward (TP and towel racks) - mount to a 1x4 plaque that is screwed to studs. you can pretty much hang on it without pulling out the hardware. i use entry level granite countertops - stain resistant, and should last a long time. i put LVP through the entire house, bathrooms and closets included. its water proof and scratch resistant. while the initial cost is more than carpet, you wont have to replace it as often. i use Sherwin-Williams Harmony line of paint, in a semi-gloss sheen. the semi-gloss is easier to wipe off for small marks, and the harmony line has deodorizers built in. for exterior door knobs, i use the smartkey knobs from kwikset. you can rekey a knob in a few minutes - no need to pay rekeying fees anymore. last tip - figure out which appliances your market typically provides. in my market, its not common to provide washers and dryers, so i dont. thats one less thing to have to repair. 4. i dont see an issue with the gas stove. to convert to electric you will need to have a 220V plug, which could be costly to install if not already there. 

Tina,If this were at flip to a rental property, not an owner occupied home, you might have less resistance.

That's usually the pat of lest resistance.

Also most electric heat in this area is the baseboard resistance heaters not heat pumps, cheap to install, expensive to run. 

Don't underestimate the recession resistant nature of student rentals.

We noticed many shifts in the markets that made it more challenging to achieve the returns our investors were accustomed to, so we decided to pursue hard assets and realized Multifamily would be the most recession-resistant.