For the things I do not plan on doing myself, If you have any tips / leads on the following, it would be greatly appreciated: Carpet - it is stained beyond cleaning.

It looks really great and we keep the upscale look with tile floor, black tile backspash, black sink, and stained oak cabinets and black micro-rangehood with custom copper/oak hood.

Also, is replacing carpet that’s extremely stained and ripped up in some areas  considered a repair or still an improvement?  

Things like the bath sink have nicotine stains but the vanity itself is ok.

Im going to place a few coats on the two bedrooms where there isn't much staining. 

-As for repairs, new siding, roof, gutters, light landscaping, chimney repair + sleeve added, boards on deck / stained, re-sided shed, sheetrock, moldings + paint, interior doors, 1 kitchen, 1 1/2 bath, some hardwood floors added and stained, dressed up fireplace, water heater, oil tank removal.

Second, I remind the tenant that if flooring is replaced and they happen to damage it, it will be costly and come out of the security deposit whereas if they damage already very old carpet, they will not be charged for replacement, no matter how badly they may have stained, torn, etc. the carpets upon move-out. 

@Andrew Johnson  Thanks, the windows and trim are all stained wood and not painted but the soffits could be an issue. 

The cheapest option (other than nothing) would be to make a cut in the middle and remove the old, then acid stain the driveway so it all matches. 

I fully understand there is normal wear and tear on carpet (this carpet has been used for more than 6 years), but due to the strong smells of cats and carpet stain, we have no choice but to replace it.