I have no problems stating that they know their business, understand the market and in many cases, for certain areas, literally know building-by-building who owns it, when it last traded, the condition of the property, the tenant base, etc, etc.

To address the type of flooring material, first off, if you want a "luxury impression," stay away from the laminate fake wood.I would consult a local expert, but that said, I understand engineered products--with a substantial veneer thickness that's able to be sanded and refinished--are both functional and comparatively inexpensive to install over a grade-level slab.In terms of color, this is always subjective (and depends on what's going on with the kitchen finishes), but I would recommend a mid-tone finish for a flip.

A lot of people from BP in this market get stuck on analysis and don't understand that they're not going to see 10% cap rates.

Not sure I understand these types of loans. 

@Tucket Long To my understanding, separate websites are always a better option to manage for SEO purposes too.

I have a lot of broad knowledge, but sadly I didn't pay as much attention when it came to taxes that could possibly help now with real estate business.

In Texas, I'm given to understand that they have non-refundable "options" instead of earnest money deposits.

Any recommendation for a lender that works with investors, understands their needs and can use rental income to improve DTI ratio?

They will give you some foundational information to get you started understanding the business.Jim.

The rate quoted is not dependent upon your credit score, we just need to understand why the score is at that range and has it been improving.Any improvements to the property would need to be paid for with your cash.As we have discussed before, I think you should start with a flip property, maybe even a couple so that you can build up your cash and then use a portion of the cash as collateral for a larger line of credit.