Thinking I'm going to tile.

We need to tear out the awful carpet, but are debating real hardwood versus a wood-looking LVT (luxury vinyl tile).

Every ceiling tile and sheatrock has water damage.  

Some cracks in the tile in both kitchens.

It needs carpet, paint, appliances, and some small drywall & tile repairs.

With that broad parameters they set, I am planning to put a cap on finishes as part of the proposal, say for tiles it will not exceed $2.00/sq ft on the finish material (grouts, mortar and etc not included as finish material and represent tile only), or give out colors on the countertop (ie gallo lines), so they would not choose anything expensive, basically I will be setting cap spending on top materials.

But the 4/2 is in really bad shape, 1 bath needs gutted( mold on the bathroom ceiling,tile missing in the shower) and key lock door knobs on every door.  

Current need is drywall repair and paint, tuck pointing, subfloors, floor refinisher, tile, kitchen and bath, roof/gutter.

But I digress....I continue to go to seminars, meetings and even have been taking some Home Depot classes in repair and such (installing a toilet, laying tile, etc).

Just takeup of tiles will cost you about $1200.