No need for a redundant threadhttp://www.biggerpockets.com/forums/52/topics/68041-how-do-you-harden-your-rentals

The product appears to be more than just a coating as it goes on in some depth, then hardens into a seamless layer. 

If some of those are close to the end of life expectancy, it makes more sense to roll replacement costs into the acquisition cost. 7% for repair at a student rental would mean the property is in a good shape and has been "hardened" already for student life.

Also, there is a great thread here on BP on how to harden your rentals (in other words, make them more durable, less prone to needing fixing/maintenance, etc), read the threads about property management, and buy those properties right.I think you'll do well.

Harden thanks so much!

So for example I'm very conservative and don't want any debt on them because I feel this hardens them in case of a severe recession.

None of the lenders I have spoken to will do cash-out refinances before the 6-month hardening period.

You screen etc and get a good tenant in paying market rate rents and you've hardened the property to make turn over less expensive.  

Here are threads on durable materials for all aspects of rentals:http://www.biggerpockets.com/forums/52/topics/68041-how-do-you-harden-your-rentalshttp://www.biggerpockets.com/forums/52/topics/77534-rehabbing-for-rental-propertieshttp://www.biggerpockets.com/forums/432/topics/82068-durable-efficient-remodel-of-rentalhttp://www.biggerpockets.com/forums/52/topics/78052-what-renovations-make-the-most-sense-for-your-rentalshttp://www.biggerpockets.com/forums/52/topics/99325-how-to-make-your-property-indestructible-well-almostHere are threads for just flooring in rentals:http://www.biggerpockets.com/forums/52/topics/53707-what-is-the-most-tenant-friendly-flooring-http://www.biggerpockets.com/forums/52/topics/84063-rental---12mm-laminate-vs-porcelain-tilehttp://www.biggerpockets.com/forums/52/topics/76696-trafficmaster-allure-ultra-wood-vinyl-plankshttp://www.biggerpockets.com/forums/67/topics/73244-trafficmaster-allure-and-vinyl-wood-flooringhttp://www.biggerpockets.com/forums/84/topics/93026-refinishing-hardwood-floorshttp://www.biggerpockets.com/forums/52/topics/67742-placing-laminate-flooring-in-rentalshttp://www.biggerpockets.com/forums/84/topics/70869-refinish-pine-floors-or-install-pergo-or-laminatehttp://www.biggerpockets.com/forums/52/topics/60380-color-shade-of-laminate-to-put-in-rental-http://www.biggerpockets.com/forums/52/topics/72857-vct-flooringhttp://www.biggerpockets.com/forums/52/topics/78077-lifetime-warranty-on-flooringhttp://www.biggerpockets.com/forums/52/topics/88289-commercial-carpet-vs-residential-carpet-for-rentalhttp://www.biggerpockets.com/forums/84/topics/93278-floor-in-a-canhttp://www.biggerpockets.com/forums/67/topics/74297-hardwood-engineered-flooring-over-concretehttp://www.biggerpockets.com/forums/52/topics/70293-flooring-in-rental-stairs

I would encourage everyone, from the folks thinking about getting into the business to the hardened veterans, to check out the monthly meetup at Ingersoll along with the IAREIA meetings.