I'm leaning on passing on this because of the headache factor. 

The most seasoned property managers will have special designations like MPM, RMP

I do not see appreciation as a factor in Plymouth. 

Luckily I have a friend who does design/build for restaurants to help at least guide me on the basic steps for the renovation so I am not flying entirely blind there.  

or  are there  other factors  .......you and  girlfriend wont be able to get VA loan together  unless you are  married .....you and her might try to get a  conventional  purchase loan to  purchase the property from  your parents and use the 20K  for the  down payment  and  costs 

Again, the lender is going to be a big factor in determining what you can do within the limits of the local law.

There is no way I can run my business while designing and building the next gen most advanced exoskeleton suit.

I own a condo designed like this and all doors that exit into the hallway are fire rated. 

It is my understanding that porcelain tile is "better' ie harder and more durable and available in more designs but more expensive. 

Selling to buy new properties has a lot of costs involved with realtors, titles and capital gains taxes (variable depending where you live) so that should all factor into your opportunity cost ROI calculations.