Thanks.

I really want to go wood. Good point about the realtor. I'll have to talk to mine. I think a big part of the equation will be turn over. If someone actively neglects the floor the deposit will take care of a good chunk of the cost. But if it's degrades from the normal wear and tear of move outs/ins it might just be something that is part of the rental equation.

I'm in coastal Southern California. It's generally pretty temperate most of the year (except this summer was decidedly NOT cool). Winter can be a little chilly at times.

A "high end" rental means HIGH END clients. The type that can handle $5K per month or more. If your unit is truly "high end" then you want to stay away from some of the lower-level man made stuff.

The "go to" options for high-end:

1. Marble

2. Stone of any sort (travertine is a favourite)

3. Porcelain tile

4. Solid Wood (or very high end engineered wood for specific climates)

5. Cork (luxury flooring for very specific clientele)

After the "big boys" of flooring, you start moving down into "mid-grade" working professionals who can afford a nice place to live but not "the best" place to live. They do NOT have $5K or more per month for a rental unit. Maybe $2-$3K at most.

This would then move you into engineered hardwood, high-end LVP, floating linoleum, and some very attractive (expensive) laminates ($4.50/sf out of Europe).

After that, you get into the "regular" rental market where you start playing with materials out of Home Depot, or mid-range flooring stores.

Without knowing your audience, it is hard to direct you to an appropriate flooring material. I agree that your realtor will be able to help narrow down your options so that you set the right tone for your property.

Southern CA, whitewater views, walk to beach, hip area, modern town home architecture. $5k is about on point. Wood would be the best fit for the vibe of the area.

I owned single family in the mid range and some multifamily in the "regular" range and the stuff I've seen pulled is pretty mind boggling (like Motorcycles disassembled on the living room carpet). But one of the life lessons I've learned is you can't judge someone's character by their pocketbook. So I'm really trying to maximize the luxury while minimizing the possibility of damage and long term costs.

If you want luxury without the damage = natural stone. Even with high-end rentals the same rules apply. A floor should have a 7 year life-span. That's it. Only the permanent floors (like porcelain, stone, concrete, wood) have the ability to extend the longevity.

But with high-end rentals there is a need to follow trends. To keep it "high-end" then you need the house to reflect current trends. Which means changing the floors every 7-10 years anyway. That's a damned if you do, damned if you don't scenario.

I suggest going with something you LIKE (because you will live there for the next 5 years) and then when the first tenants move OUT, you can rethink the flooring at that time. By that time, 7-10 years will have passed and the "refresh" will likely be needed anyway.

Great point SJ.

I think I need to give a little more preference to what I want now.