Using those to pay for lodging at my wedding in Hawaii this year.

Builder developed the property as a luxury resort with rides, pools etc. with excellent guest ratings on bookings.com, Expedia etc.

Plus that, we simply don't want a bigger, more expensive, more luxurious life.

Those that are rented are not getting the premium rate without the amenities offered by the luxury student housing down the street from you.

We don't have that luxury in Chicago and we have to use hard pipe. 

It is more prevalent in low income areas, true, but it still happens with luxury homes.

Has anyone considered or tried putting an extra layer of underlayment under luxury vinyl tile - even if it already has a thin pad attached? 

If you're talking about a high-end luxury property, your renters care about everything.

I tried to tell him that maybe these investors do not have the luxury of time to find these distressed homes all the time.  

BUT once you go and refinance with the $140k ARV at a 70% LTV ratio at 5.5% interest over 30 years your cashflow is only around $100/mo after conservative expense estimates (I assumed $3k in taxes/year, this is typical for my market, $1k insurance a year, and 5% cap ex, 5% repairs, 10% property management, 5% vacancy, and only $50 yard services.)As I said, this is just a common example, but the cashflow is even WORSE as the ARV gets higher, unless you can charge a ton for rent, but typically it's hard to get over $2k in rent in my market without getting into luxury housing.I'm confused!