For now I have the property under contract and the wheels are in motion.

The brother who is not in jail is living in a fifth wheel on the property.  

Not worth free wheeling when it gets dicey.

Seller Disclosure form P&S Agreement (contract) Sub To Addendum Seller Disclosure Addendum Sellers Disclosure (Trec) Authorization to release Loan information Homeowners Cancellation Form Notification to Lender of Change of Address of Borrower Limited Power of Attorney Special Durable P of A for Real Estate Transactions Affidavit of Marital Status General Warranty Deed Subject To Existing Mortgage"links suggestions and feedback is appreciated. 

Don't try to reinvent the wheel here.

Then paint the risers white.Vinyl plank is extremely durable.

I am in the middle of a duplex rehab that has hardwood throughout, however I want to put something more durable in the bath and kitchen.

Why re-invent the wheel?

Or would you leave the particle board up, since it is pretty durable against tenants? 

We have lesser finishes, but if we refaced the cabinets (since it's cheaper than replacing, and more durable than painting) and swapped the countertops (laminate) we could likely demand more rent, especially since it's a top-floor unit with vaulted ceilings, a huge master, and no shared walls.