Even FEMA says over 20% of flood damage occurs outside of the mandatory flood zones, but I don't expect them to actually come up with a common sense fix, so I'm just avoiding future flood zone properties unless it's cheap enough to take the risk.  

There are some engineer hardwood floors for cheap at lumber liquidaters or floor decor. 

Both of those have EXCELLENT customer service and super cheap options.  

Go cheap via DIY and you just might end up in jail for involuntary manslaughter if it fails - - do you really think this a trivial risk?

After reading everyone's replies it appears even though 2016 has 2004 prices, 2016 has cheap money to borrow which 2004 did not.

Money is sooo cheap right now.

It is a safe and cheap area with decent schools that is not too far from any highway that will get you across town quickly.

Live in and have rents. 5 unit, not cheap but great for long term and we might even hold the note.

A HELOC can be had at a bank for 5,000 and it's cheap money.

Not to say that caution shouldn't be exercised but rather careful what you consider the indications.The big boys gobbled up lots of property on the cheap over the last couple years and some of those assets are being let go.