Here is all the work we want to do on the house: Interior: Flooring - currently has cheap carpet throughout and wood floors in the kitchen.

Gently remind the tenants that (assumed true) the home has no existing damage from pets (chew, scratch marks,  soiled carpets/interior finishes, damaged landscaping, etc)  and such damage will not be considered normal wear.   

As units turn I've been investing in LVT flooring which will stand up to more abuse than carpet.

We're turning the units for about $5,000 per unit which includes new LVT in the common areas, carpet in the bedrooms, 2 tone paint, and cabinets and appliances on an as needed basis.

We invested sweat equity in updating nearly everything internally, updated basement, laid new laminate, created a dining area, new carpet, paint, bathroom updates, etc.

Current house will need new carpets, baseboards, some painting, etc before renting. 

For flooring tile is too expensive to install in most cases so it is out, carpet is cheap but will wear out more quickly so most of the time you'll be installing laminate or engineered hardwood. 

I figured 25k for that plus 50k for some basic renovations - two new bathrooms, some landscaping, windows, re-carpet, some new kitchen appliances.

When roommate stains the carpet or gouges the wall, it’s cash out of the security deposit.

Unfortunately, now there is a stain on the carpet near the bathroom and they are claiming the room smells moldy and musty.