I can speak from experience here: I share my house with a DH, toddler and a 100lb dog with paws the size of a Yeti's. In our old house we tore out all of the carpet and vinyl from the first floor and installed red oak strip flooring (I believe it was Shaw brand). It looked great for about a month and then all I could do is notice the huge gouges my dog put into the floor. He doesn't even have sharp nails, but he's 100lbs and there's only so much you can do. In the current house, we tore out all of the 22yr old carpet and put in a much harder wood species, amendoim, and I have to admit it looks fantastic and it's held up a lot better than the oak ever did. The dog put some superficial scratches in the floor but since the wood only has a clear coat and no stain, you can only notice the scratches if you're glancing at the floor at the right angle, under the right light. We had laminate in the basement of our old house and it used to drive me bonkers whenever the dog would claw to get traction on the floor and I also hated the echo the floor created, even with good padding underneath. I vowed never to put laminate flooring anywhere again, even if the dog couldn't do anything to it. Also, no matter how good technology gets, laminate always looks fake to me and I'd rather not go there. It's just never going to look as good as real wood. In the new house I wanted to put ceramic tile in the kitchen this time around but DH wouldn't hear of it. He swears he doesn't hate tile, but he just can't fine a tile in the whole wide world that he likes :) I let him win that war but I got to pretty much make every other decision with the kitchen since then. I figure we can always refinish the floors once they get to be too bad. As a previous poster said, site finished floors don't have anywhere near the same durability as factory prefinished floors so that's something to keep in mind. My DH always says that people like wood floors and never notice the scratches anyway. I guess he was right because the condition of the floors was never brought up once when we were selling the house even though I lived in fear that that was the first and only thing people would notice as they came through the house. I apologize for the stream-of-consciousness reply but I can't say my brain has been firing on all cylinders today so I hope I helped even a little :)

We do plan to take out the dishwasher and completely replace it right away so I would assume that wouldn't be an issue. The layout is really functional and I can't see changing it; however, not having lived in this house yet, I suppose there could be a lightbulb moment and desire to make more significant changes. DH has been a proponent of holding off on the first floor hardwood until we agree on the kitchen remodel. I guess it doesn't hurt to wait. I just didn't want to go through flooring install / finishing process again when I live in the house already (we just did that this past summer and it wasn't fun). Thanks for your feedback everyone! I appreciate your thoughts as always.

DUPLICATE, closing this thread.

Will you need to get a bank loan? Some of the deferred maintenance issues that you mentioned probably would get caught in an appraisal, even to the point of denying the loan.