Most banks/lenders aren't looking for property they are looking for an income stream.  

He even told me that he has purposefully spilled chemicals on trees so that he could get the county to approve having them removed.

Taxpayers and consulting professionals should consider this strategy if they or their clients want to defer federal and state capital gain and recaptured depreciation taxes, prefer a more diversified asset portfolio and/or more predictable income stream, and choose not to acquire like-kind replacement property. 

I help and show people how to use some of their savings to create streams of income by investing in apartment buildings.

No credit and some cash works but it is similar to swimming up stream.

Having an income stream forever cannot be beat.

Definitely consider vinyl plank, there's some great stuff on the market and if you are in a college town, the vinyl can take more of a beating / beer spills / vomit.

@Jesse Smith If you're looking to invest in South City there are a lot of opportunities for SFH and multis, but the bread and butter investment I see and suggest to most of my clients are 4-family buildings since they're so prevalent throughout the city and offer a more resilient income stream compared to SFH.

So you want to throw away an income stream from a 8+ year tenant.

Steady stream of renters and some decent rent to price ratios.