What about all of the time it takes to learn these things, clean up from the mistakes, and get back on track?

@Abe Alam  AE 4 means that the 100 year flood is expected to be 4 feet deep at that location. 

$100k I probably would just clean them if they aren’t bad

Before I get waist deep into something that will never work I wanted to get some thoughts and critiques.

Hi Dhvaya,So, lets break this sandcastle question into some grains of sand, with some statements.[1] LVP does not like water (most of it--but not all).[2] LVP damage seems to mostly come from scratches, deep ones and light ones.

If you were my younger brother, I would say get married, move to a more affordable market, learn that market, and by then we should be deep into a depression, so deals will be more available.

Definitely low hanging fruit.So, when I see the 25% COC number, is that assuming traditional financing and self-management with cleaning fees, etc. accounted for? 

Hi Andy,Flocked or not, you might want to consider paying a service to remove it.It's a lot of arms overhead scraping and at the end of the day you'll be glad you did.A good painter might have the equipment to do it.And with 3 guys on it--bingo--gone like it was never there.Just have them leave the wall in paint ready condition--and you may have to prime before painting.Also spec broom clean when done and provide them with somewhere to discard the demo refuse.Good Luck!

I've painted a bunch of nasty old brown paneling and it always looks better afterwards (clean with TSP, Zinsser primer, paint).Not great pics but to give you an idea of before/after:

Do you pore over the financial statements of that company and dig deep into everything?