.- For the 2nd & 3rd floor, I'm leaning towards carpet but could potentially refinish the existing wood floors or put laminate in them as well.

A suggestion arises that on your books (yours and hers), you pay a certain amount of reduced rent (pay yourself for property management as well) so the books will be cleaner.

As property manager I was required to get 3 bids from contractors for any major upgrades or repairs.I was required to get yearly bids for turn painting and carpet cleaning from at least 3 contractors including the one that was being used.We had a plumbing company that was always used for repairs, and heat company likewise, no bids required we called as needed and scheduled yearly service maintenance. 

My wife and I let her house sit for a year then did a quick paint and carpet rehab and sold it quickly last year.

If you're handy with a hammer, enjoy laying carpet, can hang drywall, roof a house and install a kitchen sink, you've got the skills to flip a house.

If you're handy with a hammer, enjoy laying carpet, can hang drywall, roof a house and install a kitchen sink, you've got the skills to flip a house.

It primarily needs cosmetic work, removal of wall texturing, paint, floors, carpet, master bath renovation, cohesive hardware etc.  

I need contractors to do carpet, painting, and roofing.

This home was large, but a basic builder grade home, no special amenities besides fireplace, small bedrooms, small kitchen, basic appliances, cabinets and countertops, basic bathrooms, cheap carpet and vinyl flooring, etc. w/ sale price of 129k.He then made net adjustments of -2%, +23.5%, and + 21.1% to match amenities.After receiving the appraisal, I emailed him addressing my concerns that two of the comps were too far off compared to my home.  

Have ever only had one issue with pet damage but it required totally replacing the carpet in the whole house - so the $250 did not begin to cover it.Have you ever not had a tenant you wanted to rent from you not do so b/c of the monthly pet fee?