@Daniel Hyman, yea, I thought about that and may be a good choice. 

Meaning, every two or more years strategically move into a home you have owned for some time which has a large amount of equity and maybe not been a great rental performer with the sole purpose of selling and protecting the capital gains from taxes.

You have shot yourself in the foot here and really don't have a choice, hopefully the tenant will allow you to install flooring wile they are living there by moving their stuff from room to room as the install progresses. 

What she needs is practical, tactical, and strategic financial help now. 

Two conventional loans, Fannie Mae HomeStyle or Freddie Mac Choice Renovation will allow an Investor to buy with as little as 15% down on a Single family.

Then you will have more choices since you won’t be stuck with what the builder offers, and can even do just the kitchen if you want.

Good question because I prefer carpet in my personal bedroom but non carpet floors seem like a better choice for rental. 

I’m debating on if it’s worth it to go through a agent to find my first deal or not, or should I just join one of them online memberships that show off market deals that’s below market value with Equity that you have to pay a monthly fee, If anyone dealt with a agent and the online membership what was the best choice and which way showed you the most deals ?

Zelle is a top choice, followed by Paypal - by my clients.

I have a choice between two cape cod homes that are otherwise about the same.