We are not staining, just sand then topcoat with a clear finish.

Question: I have been doing remodeling to my home since I purchased it in 2010- made my living room and kitchen area more "open concept" and have exposed concrete flooring which I want to stain and seal.

It's just much cheaper for flipper to paint over the water stains in the ceiling than to repair the roof.

No stains on wall to indicate water around that area and the wall definitely had not seen paint in quite some time so I am fairly confident there is no primer or coverup going on there.    

I own a small 4/2 rambler in Bellevue WA valued around $650k; It had original hardwood in half the house; what I did was added new matching hardwood to the rest of the house and refinished the old wood at the same time and stained them all together.

I plan on staining a darker color. 

Brand new double garage door/ opener, kitchen cabinets/ countertops, 2 vanities and toilets, vinyl planking, carpet, baseboard, trim/molding, interior doors, paint, stain, new Sheetrock tape/texture hallway, light fixtures, outlets, door hardware, repair 15 holes in walls, redid all copper plumbing from meter to fixtures in pex, electrical issues, blinds, stainless steel appliances, window screens, replaced cracked window, that total also includes $350 paint sprayer and misc tools I didn't have, plus hauling the entire gut job via trailers to the dump... 20k isn't outrageous..

I see it chanted ad nauseum about "soft landlords" on these forums "file on the 10th", "no exceptions", etc etc etc...That's not that question and I've ALREADY FILED.But I'm in a good area and screen hard, so this is the FIRST TIME I've actually had to file....Unfortunately this is one of the more "frugal" client landlords (and maybe not coincidentally my first)...I had to rent this townhome with stained carpets, broken fridge, damaged kitchen flooring and more.....Of the terrible prospects he had, he incidentally picked one with roommates/family members with bad credit and no rental historySo it's no surprise to me we're in this situation, but I find myself at ends arguing to save him time and money from the courts.

But if the flooring itself is in disrepair (bad planks, wide gaps between planks, deep water or pet urine stains, holes, etc), usually it's best to just start with fresh flooring.  500sft isn't a huge area to replace.

I told them I wouldn't fix other things (stain in carpet, etc.) but I wouldn't charge them when they moved out.