Tile vs. Luxury Vinyl Tile For A BRRRR Property

[Petur Karlsson]

I know this is a local market specific question... BUT:

I have rehab underway (BRRRR) on a three story brick property built in 1910 with a large scope of work; attic conversion to master bed/bath, plaster demo, some framing, new plumbing and electric, insulation, drywall throughout, new windows and some doors, minor exterior repairs and soffit covers, painting, kitchen/bathroom remodel and new flooring except for the first floor living/dining room hardwood that.

I have a flexible budget and am putting a lot of sweat equity in as well but after the pandemic threw a 2.5 month wrench into my plans, I am on the hunt for time savings and cost efficiencies.

Initially, the plan was to tile the floors in the kitchen, the old bathroom as well as the new master bathroom on the 3rd floor. Now I'm considering doing ALL luxury vinyl tile instead to save money and time. For the third floor master bedroom I was also considering stain resistant seamless carpet but am also thinking about putting down LVT there too.

What do you guys think?

LVT throughout, ie. first floor kitchen, whole second floor (3 bedrooms, hallway & bath) and the whole third floor including master bath? 

Vs. LVT first floor kitchen, whole second floor but tile the third floor master bath and carpet the master bedroom? 

Vs. LVT everything except tile only the master bath?

This is intended to be a long term rental but I'm obviously concerned about the appraisal value for when I refinance the property and for tenant appeal. So far in my local market research, I haven't come across many properties that have tile finishes unless they are in a much higher price bracket and I will still do a "subway tile" back splash for the shower unit in the 2nd floor bathroom. I don't want to hurt the appraisal value too much by foregoing the tile but also don't want to over-improve the place and not get a nice value add from it. 

I will look at more comps to firm my mind but I would greatly value your input as well. Please let me know what you think!