(I won’t be able to work full time because I am going back to school which will hurt my DTI and make it hard to go through a traditional bank.

The traditional FHA loan is categorized as the 203(b) where as the rehab FHA loan is categorized as the 203(k).

Cheaper on the install VS other flooring choices like luxury vinyl plank and tile but far more expensive in the long run. 

That would be my next choice. 

I can also get you in touch with some investor friendly lenders (speaking from experience, I know how difficult traditional banks can be!)

@Matt Small If you are indeed separating amicably you can hire one lawyer/cpa to arbitrate or help you see the pros and cons of your choices.

The more "traditional" purchasing of a turnkey-type property means you need to keep coming up with more cash since its unlikely you can do 100% financing.One of the aspects that is glossed over is the part of real estate leveraging where you get a property free and clear in 30yr or less basically for free. 

It's not a dumb question, but trying to purchase a potential BRRRR property (aka distressed) with a traditional down payment may not make your offer stand out vs an all-cash offer that doesn't have the financing contingency.

You have a choice of ignoring her or responding with some facts to show her that you're not going to be pushed around.

I closed on a traditional mortgage around $159k financed and then about a $40k down payment, $30k of which was from my family.