Thinking maybe a porcelain travertine at this point to be more budget conscious and still get that premium look.  

Soooo....kind of depends on your budget.

Have you budgeted for cap ex (8-10%), repairs (8-10% - could go lower if building was new), and property management (10%), and vacancy (8%)Taking all those at 10%, you'll want 250 per, for a total of 950 (with vacancy allowance) per month on the deal, and then you'll still need to pay the note (at whatever) and PMI.

I want a new make over on budget, but using materials that are durable for a beating because of tenants. 

Jo-Ann Lapin good morning I'm looking into Memphis since the Los ángeles market is out of my budget I want to buy and hold with some cash flow

And, learn to estimate projects and put a budget together prior to purchase, so you can have your financing squared away.good luck!

If you have the budget, you can also conduct direct mail campaign and negotiate a deal with the sellers directly

As someone who is just starting out, my funds are limited and I'm kind of starting on a budget.

I worked under their terms of 10% contingency budget, the total change order was 17k, but he only had 15k and doesn't want to go through a bunch of paperwork.

Budget your hours wisely.4.