Depending on your investment criteria, I may know of some areas that might interest you. 

And you may have to replace/repair more when you turn over from tenant to tenant depending on how badly they treated your property and what kind of condition you want to provide for the next occupant.Good luck with it all.  

I agree about friends and business not mixing well but family maybe it depends on the relationship and dynamic of that family and which member of the family chosen. 

To address the type of flooring material, first off, if you want a "luxury impression," stay away from the laminate fake wood.I would consult a local expert, but that said, I understand engineered products--with a substantial veneer thickness that's able to be sanded and refinished--are both functional and comparatively inexpensive to install over a grade-level slab.In terms of color, this is always subjective (and depends on what's going on with the kitchen finishes), but I would recommend a mid-tone finish for a flip.

If so, then get the current owner to get lien waivers from every contractorIf not, I would have a lawyer writeup in the agreement or have $ held in escrow post closing to cover any potential liens (depending on state they have 90 days +/- to file a lien)2.

But it really depends on the bank really on what they will do even with the long term loan.

Hi @William Collins - depends on the deal but yes, and early refi is a few points penalty but 1 point drops off each year. 

Alex, it all depends on the numbers.

The rate quoted is not dependent upon your credit score, we just need to understand why the score is at that range and has it been improving.Any improvements to the property would need to be paid for with your cash.As we have discussed before, I think you should start with a flip property, maybe even a couple so that you can build up your cash and then use a portion of the cash as collateral for a larger line of credit.

From what I've experienced, this route will not work but ultimately is dependent on the lender's terms of the deal