After reading a lot of forum posts it seems like luxury vinyl plank is the way to go. and I need about 900 SF.  

I wont have to live in it as ill have the luxury of the girlfriends house.

This is a residential & luxury vacation rental area of San Diego.  

I guess the saying is true; people buy payments, not houses.Looking at it now we have the $10K cap on property taxes for homeowners which is really going to put a dent in those high end luxury homes.

Literally all the flooded houses along the bayou have been remodeled into even higher-end luxury housing and are selling with no trouble at all.

The house is not a high end luxury area.

I eventually want to get into high end luxury real estate.

I haven't had the luxury to be in one as of yet.

If you are a newbie, you will not believe the conditions tenants will tolerate rather than getting prompt, proper, repairs done.I just re-rented a luxury home where the prior tenant never complained during a five year tenancy about anything, and due to very unusual circumstances a thorough interim inspection was never done:Range hood inopClothes dryer inopGarbage disposal inop5 of 7 exterior area lights inop; two interior circuits inop1 of 6 toilets inop3 of 5 air conditioners inoppool sweep inop5 sets exterior french door handsets so pitted you cut your hand opening the doorsrodent infestation in atticAll this in addition to nearly a complete repaint, stripping and resealing floors that had improper products applied, replacing 4 rooms of carpet, and minor miscellaneous items.Believe me, I would have MUCH preferred to make these repairs as they occurred, paying out of the cash flow, rather than having the owner fork over nearly 20K to make it rent ready again!

Luxury, super high end real estate is a bit different and those clients can be more demanding, and rightfully so.