For example, refinishing floors vs new floors and not doing a full gut.

I don't expect them to stay pretty for long, so once it is time to refinish, will a few coats of polyurethane be the best bet?  

Then special assessment came to refinish outside shell of high rise.With kids getting older and not doing family vacations we sold.

My tenant's unit is very much so in need of some in depth repairs, one of them being the wood floors need to be re-finished...very badly.

While living in the house we put in central heat/AC, new siding, new roofs, new asphalt driveway, remodeled the bathroom, and refinished one of the bedroom's hardwood floors.In February, 2014 we moved out of this house into our new home and started doing some minor updates. 

The work I will need to contract out include re-finishing the hardwood floors and I would like to level the (already semi-flat) back yard and pave it with asphalt as there is currently no off-street parking but this will yield 3-4 spots. 

This includes all new kitchens (able to salvage cabinets), bathrooms, appliances, painting, hardwood floors (refinish where possible replace when carpets existed), etc.

Are you talking about refinishing a bathtub?

Purchase Price: $28K Rehab Cost: $25K Mainly cosmetic rehab major pieced are: gut/redo the kithchen and bathroom and install new systems, refinish existing hardwood floorsHolding Costs: $5KARV: $70KUsing a HELOC to purchase and rehab @5% interestClosing Costs $2KRefi into a 30yr fixed mortgage @5% interest with a 75% LTVRefi Costs: $2.5KGross Rent: $950/monthPITI: $430/monthMaintenance: 5%Capex: 12.5%Management: 8%Vacancy: 10%Any input would be greatly appreciated.

As the least read the forums about hardening your rentals, that will help in selecting finishes, better paint, hardier fixtures, things like that.I also haunt craigslist looking for comparables, I found one has the old blue tile in the bath and super old sink, no refinished kitchen mismatched paint through out,...and their price is above what I am thinking of asking for the rent!