Tearing out old carpet and replacing with solid hardwood on main floor.

I've kept up with improvements including new driveway, new doors, rebuilt balcony, removed asbestos tiles in basement, laid tile in the kitchen, re-did hardwood floors, repair leaks in basement, new hot water tanks, new/updated electrical panels.

There is nothing like 3/4" tongue and groove hardwood. 

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

So, after new windows throughout ($15K). paint, quartz counter tops on the old 1970s cabinets, redone hard wood floors on the first floor and will replace the roof in the spring.

All furnishings have a lifespan but pets shorten it (think rugs, couches, hardwood floors, etc).Sheets and towels: We know the pains of replacing linens especially since we use white linens.

However, I went that route once, and my furniture and 73 yr old maple hardwood floors were destroyed by a puppy they sneaked in that turned into a Great Pyrenees, a third unapproved roommate with drugs, and an entitled kid whose mother thought he could do no wrong. 

In general we ensure the base quotes come through high-dollar restoration companies, we get maybe 65% of that amount, and the whole job is funded through a normal contractor with a few reductions in quality (no new hardwood floors, it becomes LVP for example).As long as you have an experienced project / property manager on your side you will do nicely on claims.Lastly, I chose ACV coverage for my portfolio because I am not hand-to-mouth broke...if a claim comes back a few grand short it's not a crisis.

If you have hardwood floors that are in rough shape, get a quote for re-finishing them.

When he eventually moved out, I found holes in the wall and deep scratches in the hardwood floor.As a friend, it was hard for me to confront him about some of his habits because I didn't want to damage our friendship, but after listening to a BiggerPockets episode I realized I needed to treat my house like a business.