Perhaps if you happen to be married, consider options for your partner to become REP. 

Inflationary powers have set a new floor for material prices.

I have a connection with a wholesaler/investor that has a property under contract there with the option for sub-to and I'm trying to figure out if that's a solid area to invest.

I'm weighing my options.

Aesthetically and from a maintenance standpoint, I would prefer one of the vinyl options over carpet, but I just had to deal with noise complaints that had carpet in the upstairs unit already, so I am nervous to spend the money and install either vinyl option and the sound is even louder than with the carpet. 

A good option might be single family properties in Saginaw - they pay their own utilities and maintain their own lawns/snow removal, so it saves you time and money, and they're easier to sell if the need arises.  

All the options listed are GREAT!

What law has any power over this, I wonder?

If your budget is tight, the best option may be for you to supervise the work yourself and hire qualified tradesmen directly.  

No DTIs...It would not work for an owner occupied like the duplex you are looking to house hack, but if you are moving out of your current residence and putting renters in then a DSCR might be a good option for you.