If everything checks out buy your own materials and pay half up front/half at completion. 

A contractor is better at building than picking materials.

Zoning had probably changed at some point to light manufacturing and it is surrounded by construction material distributors, napa auto parts, etc.

All of it.You'll put as much into time and materials (or more) to attempt to cover the ugly as you will to take the fireplace and wall out, go open concept, drop an island, and be done.You'll have less hazards like fire (obviously!)

Has anyone use an someone to help pick out material and colors for their flip projects.

Or, create a low planter (a bit more work and money, but would look the best) out of the least expensive material (cinder block?)

I shopped around quite a bit (considering quality and cost) since I generally like to select a vendor and then use that material moving forward (for all projects).Home Depot stocks 4 colors of Lifeproof Luxury Vinyl Plank Flooring, and they offer several other colors with 1 week lead time.

Believe me, if you do all the management, maintenance, and rehab yourself, you will earn the money you are saving.If you wanted to consider it the other way, you could say that when you do the management and maintenance, the operating expenses are 30% to 35% and that you are working for free and providing the materials for maintenance out of your own pocket.

I will stay away from the ultra cheapo stuff but want to keep material costs below $2/sqft and will install myself.

You spend more for tools than for materials.