The property is in a completely residential area, and has all of the characteristics of a 3 bed 1 bath house, however, the living room and dining room are office space.

I went with hardwood in living, kitchen, and dining area and carpet in bedrooms, it was the wow factor for my tenants and I will be able to sand and refinish if I needed it in few years.

My hold time is estimated at 2 to 5 years before I trade up to another property.Either sell to another apartment owner or a developer who will tear down for their new build project.An assisted living facility would be perfect because of the median income and demographics of the area.I could just tile the whole thing.In the front where the dining room is on the vacants the fake vinyl wood floor has been eaten up by the previous tenants.This is why I feel tile would work best.The contractor said to have an extra box stored and then if one tile brakes etc. it's easy to replace one by one.Just didn't know if upstairs in the bedroom tile would work or if the tenant wouldn't tolerate it.I know many tenants have small kids and even with an area rug prefer carpet in the bedrooms.I want durability but at the same time don't want to deter renters so it has to be a balance of durability and tenants needs to get them to rent from me.Thanks for the discussion as I think this topic is great info and food for thought.

It's a big beautiful place, formal dining rooms, 9' ceilings, fireplaces, etc. classy part of town.

In a culture where "dining out" is obviously much more expensive than going to a farmers market, that won't be a problem at all.

The beach here is gorgeous and you will find some great dining.

Entryhall tile to start of livingroom, tile in both bathrooms, tile in kitchen and dining room, has a long mirror on wall that makes the livingroom appear much larger than it really is, has a cement back patio, has been wired for security although the security system there has been destroyed.

Or converting a dining room into another bedroom...How long have the tenants been there?

But, if there is any chance of a buyer noticing the old trim (again, in a bad way), definitely change it.The other alternative is to replace the trim in the high-profile, high-traffic areas like the living room, kitchen and dining room, but leave the older trim in the bedrooms and bathrooms.

There were twelve cassette tapes and a bonus book on how to handle the actual negotiations with the seller while "sitting at their dining room table".Basically, what the course taught worked.