Thinking I'm going to tile.

Forgot to mention Edward getting off the interstate ramp you need to see traffic patterns for where your property is located versus the other side.

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.

Single Family homes rely on appreciation, market swings, school systems, traffic patterns, and even bad neighbors.

I have even hand filed an existing Key to change pattern.

Yes, stained concrete in lieu of flooring can look beautiful and can be done with amazing patterns, but have you ever tried to remove a wine stain (that the tenant failed to clean up) from stained concrete?  

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.