Use HomeDepot's flooring calculator to calculate how much flooring you'll need (it includes a 5% extra flooring buffer because you will mess up some cuts)On the mental side, whether it's a big construction project or a simple LVP flooring project, you will encounter set backs, problems etc... you're going to want to give up, take a deep breath and push on.

Looking for a little help, I have purchased several properties from wholesalers, done over 20 personal deals, and work at a wholesale brokerage in AZ where I have acquired and sold almost 100 transactions in the last few years, so I understand what a non refundable deposit means but this situation is very different than what the wholesaler presented. 

Even if you love the deal as presented it's wroth negotiating.

And in order to make those projected returns pencil-out they used very aggressive/nonconservative underwriting including very high leverage (above 65%), floating rate loans (higher projected return but increased the risk of catastrophic default if interest rates rose), financially engineered capital stacks (which increase the risk of a problem for the normal equity investors in ways that are similar to taking on more debt), very high sponsor split compsensation that financially incentivize them to push the risk-envolope etc.On the other hand, all the conservatively underwritten multi-family deals (low leverage, fixed rate loans, simple capital stacks, average sponsor split compensation) are almost universally fine.Another area having problems is in the riskiest strategies like ground-up construction (opportunistic)...because everything is more expensive than projected.

There are other eastern suburbs that are good investments including 44118, 44121, 44122 and others.

Washer and dryer included.

As far as I can tell every HOA document has something like this one form or another:The term "single family residential purposes" also shall be defined as: (1) one or more persons related by blood, marriage or adoption, which may include only parents and their dependent children, siblings, parents or grandparents; or (2) by no more than two unrelated persons living together as a single housekeeping unit and their dependent children, siblings, parents or grandparents.See Article III Section 3.1 here as an example: https://1drv.ms/b/s!

I was also thinking for selling financing by paying off their financial issue as part of the down payment now, throw a little extra on top as cushion, call it $100k, and then monthly payments towards the purchase price, that will also go towards her downpayment, and then another lump sum 5-6 months later to go towards the rest of her down payment, since the likelihood of her finding a place and closing in 30-60 days is low.Does anyone else have any other creative ideas on how to either present seller financing to them and not have to find a lender, or a solution outside of conventional and DSCR to acquire the property?

I do feel that I have pretty strong business skills and acumen coupled with a strong guerilla marketing basis (Build a better mousetrap and tell everyone about it...including the mice).

I haven't done str, but furnishings might/could be included.