Like others have said:1) Do not use laminate in a bathroom ever. 2) Tile is the best most durable choice IF you have proper subfloor.

When choosing finishes, try to think about durability, cost effectiveness and whether the finish will pay for itself in extra rent or longer life.

For a mid level rental, I would go with the plainest, most durable, white top load model I could find.The fewer features and high tech bells and whistles the better.  

At our last primary in Coos Bay we installed a metal roof primarily for lower insurance premiums, durability and lower maintenance in the middle of the woods. 

Secondly, when talking on economic theory yes, the catalyst does matter, greatly, to the extent that it's almost all that matters because it is the means as to how far-reaching a recession will be, how deep, durable, and the means to mitigate and alleviate. 

@Casey Maeda If a person doesn't have sufficient mental faculties or emotional durability to succeed in the securities markets that's fine, many others do and have done so very handsomely.

Carpet cleaning fees can escalate very fast year after year, I say spend the money up front and put in laminate flooring, doesn't have to be expensive, but it looks much better, more durable and last longer than carpet.

I would sent them a nice letter telling them how much you have enjoyed having them as tenants and that you would love them to stay but as market prices have gone up so have your potential expenses on durables (appliances, roof, ac, Etc).

Now should I install a surround or go with durable/cheap tile?

Both materials are extremely durable and come off as high end.I typically renovate to one class above the property.