With some patience and a good realtor I think I'll find what I need.. will def share when I get there!

And as long as you are purchasing, there is no reason to rent to anybody.  

We actually used to have staff visit all properties of interest in tennessee and Mississippi and do photos and a proper condition report.

Depreciation can be used as a noun and a verb whereas capitalizing is usually referred to more so as a verb.

Have 2 holds, and a history of several other successful flips/holds in CA.

It is a booming economy with East Carolina University, Vidant Medical Center, and a strong industrial base as the main drivers.

We've had them for about a year and a half and everything has been going fine besides the normal landlord stuff. 

To start - need to research deep and a lot of due diligence.High price will put you out of market, low price attract low quality tenants.

This sounds like a very small deal for commercial and a real PITA to deal with.

Though it does take slightly longer and a tad more grout, it is not significant enough to make a difference.That said, since this is a rental, white tile with white or grey grout may get nasty faster in a rental than an owner occupant home do I would stick with your larger tiles.