We've installed and finished our own hardwood flooring but decided having that professionally installed and finished is money well spent.

Owner's daughter was going to rehab this, but after putting in new boiler, new gas line, cover original hardwood floor with cheap blue carpet, and hodge podge kitchen (with 3 different cabinets), she got tired and wants to get out.

However, it will rent for $1,500/month and taxes are dirt cheap.It is also entirely renovated and has many appealing features for higher end clientele in the area (exposed wood beams, gourmet kitchen, hardwood floors throughout).

Hardwood rarely holds smells of any kind if it is sealed correctly.

I do plan to leave the hardwood floors that already there in the hallway and living room.

This one will be a buy and hold in Memphis, TN.Numbers look like this:Purchase price $122kConventional 20% down and financing 80%MAIN HOME: 4 Bedrooms, 3 Full Baths, Living Rm, Dining Rm, Hardwood Floors (Currently rented for $ 1,300 per month - Current tenant for nearly 2 years)Updated Electrical WiringNew Heat and Air ConditioningNew Exterior Paint New Interior Paint Refinished Hardwood Floors Remodeled Master Bathroom (12" Tile)New flooring in kitchen and diningNew Light Fixtures throughoutNew Doorknobs throughoutNew Blinds throughout Large Updated KitchenAPARTMENT 1: 2 Bedrooms, 1 Bath, Full Eat-in Kitchen, Large Living Room (Currently Rented at discount for $ 725 per month to same tenant in 1 Bed Apt (Typically rents $ 785/ mo).

So really...they want a new home with hardwood floors that look old in an established neighborhood =) We are thinking about knocking down a wall and turning the home into a 3/3 instead of a 4/2.

Is there a local data book that appraisers go by to make adjustments for carpet vs tile vs hardwood vs laminate, or brick vs wood, architectual vs 3 tab, etc?

As we went along we discovered hardwood floors in the entire house, covered by carpet.

For hazardous waste removal and other junk fees.My rule of thumb these days is to allow -20% profit on a major systems job (roofing, AC replacement)-$2-$2.25 per sq ft of fooring (Tile Hardwood)-$175per day/$25 hour/ per man for painting and handyman workI guess if a plumber can get $500 an hour then more power to him, but hes not getting that from me.And I can relate to your plumber story.