we use lifeproof Vinyl floors from home depot. 22mil. 

Your idea can work, but only if you treat the downstairs as “habitable space,” not a second dwelling.Tampa’s 1 ADU rule means:✔ You can expand the ADU✔ You cannot create a second legally separate unit✔ You must stay under 950 sq ft TOTAL livable✔ You cannot add a second full kitchenBut:There is no rule preventing you from creating multiple rooms within one ADU.And this is the key point:As long as there is only ONE legal dwelling unit with ONE legal kitchen, the city does not consider it a second unit.So your “upstairs + downstairs as one ADU with a kitchenette downstairs” strategy is exactly what builders do when they want flexibility without creating a duplex.2.

I've had some tough experiences flipping condos on Oahu, where we changed the layout/floor plan.  

I think basements as additional living space - assuming the basement is finished nicely, has egress, is free of radon, and is professionally waterproofed - are great ideas.However, we've had low success rates leasing even semi-below-grade apartments.

High-cost cosmetic upgrades like siding, kitchen, and flooring don’t always give a dollar-for-dollar ARV increase. 

Keep the rehab simple and repeatable.Tile floors.

The downstairs, which originally was slated for retail, will be event space with the space leased to Downtown Memphis Commission and then they will coordinate and lease space for events.  

First we need some clarification.
There are two types of Deeds for recording mortgages. There are Deeds of Trust (DOT) (mostly out west) and there are Mortgages. Typically east cost. Each state decides which one it a...

We're staying in the market.We have a restaurant on board for an immediate lease if the restaurant space is vacant at purchase.

Minimum of 2 off‐street parking spaces available for guests.Vehicle limit: Typically 1 vehicle per 1-bedroom unit, or 2 vehicles for 2+ bedrooms, unless the Director approves more based on site conditions.Occupancy limits: Generally maximum of 2 persons per bedroom + 2 extra persons for overnight occupancy.