Try to make time for the things that make you feel good and make you feel productive.

Cheap up front isn't necessarily what you want - you'll pay $2-$3 per square foot for a decent product (and another $3 or so for an installer); but it will last a long time and that's what you are after. 

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.Discounts on some products and services are offered to BP members: https://www.biggerpockets.com/perks/proIf you haven’t been to it already, you might want to check out the BP blog: https://www.biggerpockets.com/blog/The site has quite a few tools that can be helpful for new members.

New products (like LVT) come on the market all the time.

Does anyone know of a loan product with less down than this?

I worked for a small firm in Constriction Engineering Products, Johnson Controls, that sold air and water control equipment to large apartment and commercial building contractors.

AC did not purchase that property with the intent of holding for productive use. 

We also have sickness/loss-of-life which will impact every market slightly -- production, real estate, etc.

This is a business, the tenant bought the product, they used the product, they need to pay for the product.

Your roommates won't want to live through a reno.Risk adjust your offers.Look into non-FHA, low-down payment mortgage products.