The 20 and 30 year old subdivisions have done almost nothing as far as appreciation in this time frame (15-20%) where 25-30 year old single families have almost doubled in value.I've put together a chart to show what's been happening in your neck of the woods.  

Does it make sense to put in wood flooring in a rental?

Mls subscription costBoard of realtors membershipE and o insurance premium through broker.Percent of commission to broker at every saleInitial Realtor class costContinuing eduction costs.

When looking at these properties don't forget to include all their buyer premiums and other misc fees too.

theres so many sealers on the market, many which are broad spec (wood, concrete, brick, tile, etc)one thing i notice is they are all so thinned out and mostly distillates, so of course they will be breatheable being such a thin layer once dry and barely there once weathered (sun, wind, moisture, heat)i use them anyway, go thru lots of gallon tin containers.. mostly thomsons breatheable

I also explain I don't work for free and the fact that I close fast commands a premium. 

@Zach SchwarzmillerIf you're not at a high price point, check out the vinyl "wood planks."

This is what I have budgeted:$3000 for appliances$350 sink$100 garbage disposal$450 hood vent$300 facet$100 backsplash$350 hardwood floor$1000 granite counter top$1000 white wood cabinets with silver hardwareFirst question: is this a reasonable budget for what I'll need to buy? 

You can also go into some of the less sexy areas(North End, or Mexican Village) buy it and hope the neighborhood starts to turn in 5 years, and in the meantime some of the newcomers to the city get tired of premium rent, leave Midtown stay in Detroit, and land in those areas(two of my tenants have in the last six months).

They said to me look at Tiger Woods...he has a coach......Right now I am working on my first flip