You're probably better off finding a shop that really knows and excels at all of the products you seek...not just one.

Any tips on finding good quality material but for a reasonable price like countertops for example, would remnant stores be a better place?

There are many things that they could tell you that could help you save money and just help you make better decisions in terms of your rentals. 

I agree that combining and being in a better area long term will pay off. 

The note itself can be documented close to the same as any other holdback, I would venture in saying legal council would be better resources to help draft this than a QI. 

Does glued down vinyl hold up better if there is a water spill or a leak or will it lift and bubble or deform from water?

just don't build refinance or build more efficiently or more apartments cover your debt better and don't sell. unless you are building spec homes for a profit and worried about Taxes sounds like you need to switch up the style of your build and build more apartments and hold 

Do they work better than Bissel home steam cleaners?

I suppose that's why I have read that turnkey may be a better starting point for new REIs.

By taking on the responsibility of paying for the downpayments yourself, you may be limiting your ability to negotiate for better terms or find more competitive financing options.