If it will need to be replaced in next 3 years, replace it now.

When I use the term hardwood it is meant to differentiate from engineered wood, laminates, etc.

 $5,000 (could go with cheaper laminant and save $1,500)4) Gut the two small bathrooms $7,000 (Replace bisque jetted bath tub with white standard tub, reframe leaky tile shower, replace vanities/ toilets.)5) resurface kitchen cabinet doors $1,6006) granite counter top ~$3,0007) Remove structural wall separating living rooms $2,0008) GE appliances $2,200There is other work to be done (HVAC, foundation, paint etc.) but items above are the ones with potential for cost savings. 

I currently live in Mountain View CA as an engineering contractor for an aerospace/defense company.

You also need to plan who the tenants who will replace your space if the existing tenant does not renew and what estimate TI requests will be and market lease rate compared to what you are getting now.   

I am 22 and have decided I want to go back to college full time for Electrical Engineering..

Plus if they manage to chip it (my tenants haven't) you can pop out the tile and replace it.

My name is Tom and I'm an engineer in Kansas City MO.

I don't remember exactly where Miami-Dade have theirs but yes, do an online search (search engine) or go to the county's main website and try there.

Maybe replace appliances if you want to but your best answer would be to look at what other rentals you are competing with?