If I did allow larger breed I'd probably ask for an additional "pet rent" to cover carpet and hardwood floor wear and tear.

Gotta get me one of those :)That house, while slightly larger then average, is pretty representative of the North East LA, and the appeal of such a property - clay shingle, smooth stucco, old hardwood, arched doorways and overall 1920's Spanish feel - when remodeled, is what's so appealing to retail buyers in the are so close to Hollywood etc..If the house was last bought in 1996 for $156K, and the current debt is in $730's, clearly the owner has taken equity out of it and walked.

She has a boyfriend who comes over every day with his small dog and I haven't said anything about that.My concerns are primarily about my hardwood floors and the noise disturbance with barking and other large dog related issues for my airbnb guests downstairs - that could cost me in ratings and then bookings.

My house had painted subfloor which was plywood and i lived with it for a year before i finally installed hardwood floor on top.

I just want to give it a more rustic vibe, replace carpet with hardwood, overlay tile with hardwood, convert garage into home theater, convert the lower level into an independent unit so that it qualifies as small multifamily and I can owner occupy it while claiming its income (I actually travel for work so where I "live" is irrelevant), etc. 

Not sure if this is the right place but here goes.Four years ago I built two high end (for my area) Duplexes from the ground up. 3 Bed, 2 BA, Garage, All Brick, Hardwood, Tile, Whirlpool tub, all appliances.Appraiser gave pre-construction values of:Sales Comparison approach: $373,000Income approach (GRM=110) $875*4= $385,000Cost Approach ($65 sq ft) $407,480 I just got back the NEW appraisal from the same appraiser and here are his new calculations:Sales Comparison approach: $344,000Income approach (GRM=95) * $895*4= $340,100Cost Approach ($49.65 sq ft)(summed up) $319,223Sales comparison he uses the number of rooms, bedrooms, to calculate value.

If the energy costs are too high your tenants will soon find their way out the door.3) Hardwood/Tile over carpet.Look forward to hearing more thoughts from the pros...

I do this when refinishing hardwood floors and I'm putting three coats of oil based varnish/polyurethane on them.My partners father used to "swear" that by "blowing air" (by mouth) into an open can of paint and then closing the lid quickly (replacing the oxygen in the space in the can with carbon dioxide) prevented fungus from growing in the can (some also simply place a piece of Saran wrap over the wet paint to keep it from drying out).Gail 

Let me also caveat - the last time I quoted that number, a potential customer came to me with a plan set for a 3000sqft house with all brick siding, full basement, complicated and steep roof, and wanted the best of everything... trim, hardwoods, viking appliances, upgrade granite... you name it.He was absolutely indignant that my price was higher than $110/sqft. 

It has a family room with wet bar,  the fifth bedroom, utility room and full bathroom that has a 5' wide senior accessible low threshold   shower. and a utility room with storage area.Also two new furnaces and AC units, new roof 2017, new gutters 2017 some carpet, some hardwood, some vinyl.