Examples: switch plate covers after painting, ripping all the doors to new height after new hardwood floors, installing light bulbs in new fixtures, mowing the lawn and shoveling snow during holding period, pruning and general landscaping, cleaning junk out of the attic, cleaning up after the contractors.  

I want to believe that I could set my ARV closer to $435,000 and still be able to sell it with hardwood floors, open floor plan and a nice modern kitchen.

You'll probably be somewhere in between.As to your second question, in my house, tile is most common in the baths and hardwoods are most common in the kitchen. 

So do I replace them with laminate or do I replace them with hardwood.

Especially hardwood.

New tile around tub, refinished hardwoods, walls/ceilings/cabinets painted, and new doorframe for rear door.

$1,000-$1100Principal + interest $498.31No repairs needed ,built in 19963 year old carpet , 2 year old hard wood kitchen hallway foyer tile bathrooms New heat and air 2016 Swimming pool .48 acr No experience renting , although have been studying real estate in my own for a wile now and it is defiantly something I want to get into .

We will have refinished hardwood floors, tile kitchen floor, tiled bathroom, etc.  

So you drill through floors/tiles/ hardwood and find that was not the location.  

I've been considering some basic hard wood flooring.