Rebuff hardwoods or go laminate, w/photos

[Justin W.]

HI, I am on my first investment and it is a live in rehab then rent. This is a c+ neighborhood for my area(I think), lower but working class. 

I did not budget properly for flooring and know it is not wise to pay 2-4$ per sf to refinish the hardwoods so they can be torn up in a couple of years so my options are a rebuff(screening) then coats of poly or laminate. I do not want to put in carpet but would consider it.

My problem is I don't know how to gauge what my floors need. I am thinking that for a rental here they simply need a rebuff and coating.

EDIT: photos aren't loading.. Ill work on that

[Lee Smith]

@Justin W.

The floors must not be too bad if you can get away with rebuff and coating... So do it...

I would stay away from laminate, especially the click-lock stuff, as it is prone to damage from renters. Problem with laminate is that if you get a busted piece in the middle of the room, it's a huge hassle to repair/replace that piece.

I would recommend you go with Allure flooring from Home Depot instead. This is a vinyl based product that requires you to use a 1-2" roller on the seams, but is extremely resistant to damage. It's incredibly easy to install. You can use a utility knife to cut. If by some chance you have a damaged piece in the middle of the floor, you can easily just cut that piece out and put a new one in. Ask me how I know!  Now it does cost $1.79 a sq ft, but you can easily get it installed for $.50-1 a foot. if you don't want to do it yourself. Side Note: there is a texture of Allure called Country Pine, I believe.. It looks like pine flooring with knots, etc... We put that in our lower end rentals.. We figure if someone puts a cigarette out into the floor, it just looks like another knot.. haha Ask me how I know!! haha

Typically in our rental properties we do tile in kitchens and bathrooms, and carpet in bedrooms... If we have hardwoods we will generally refinish them and run with those. 

Hope that helps!