I just saw a slab of brushed or leathered Black Blue Pearl...absolutely stunning and “petable.” I am not a real fan of that stone polished but leathered or brushed it looked so different that I could not tell what the granite was. It had a beautiful muted and subtle look. My point is that if you want granite and are okay with a darker stone, looking at some of the more solid/speckled stones in a leathered or brushed finish might soften them and fit right in with that floor. They will look like a softened, solid color but will not really be one color. Plus you will have a counter that everyone “pets.”

The hardwoods are extremely valuable. I would work in a medium brown that eliminates all yellow/orange/red. To do that, the stain will have to have a green undertone. That means a specialized mix for your situation. A HIGH END hardwood flooring professional can do this for you. It will take a couple of weeks to find the right colour/mix. The professional will come in and strip a section of flooring (like 20ft x 20ft). S/he will then apply different stain mixes to this area for you to view. You will then choose the colour that is the best fit for your situation. At a mutually agreeable time, the professional will come in and refinish the entire house - including the stairs (quite expensive but well worth it). The banister can then be stained/painted to match the hardwoods. The only time I would look at moving away from hardwood is in the DEEP south or in very hot climates. And it would be VERY helpful if the entire house was built on concrete and not wood joists. Tile is very heavy. It often requires wooden subfloors to be beefed up (decrease the deflection rating = no movement that would damage the tile). The wood is worth saving - unless you absolutely hate it (disregard the colour). If you love tile and wish to have it everywhere, then go for it. But realize that hot climates are some of the few places where this is considered normal. Everywhere else (any place with "winter") would find this a nuisance should you wish to sell the home. Besides, you mentioned budget. Ripping out the hardwood and replacing with tile would be double the cost of refinishing the hardwoods.

That's probably sheet vinyl. It is an EXCELLENT option in a rental. It is relatively cheap, durable, water proof and easy to install/replace as needed. I would do this for the kitchen and baths. I would replace carpet with carpet. It looks REALLY WEIRD if you use a 'stone look' product in an area normally reserved for wood or carpet. Like REALLY weird. So weird your renters will know you are cheaping out on them. Your counter tops are laminate. You have a small kitchen with nice (but basic) cabinetry. You have carpets in the living areas (what about the bedrooms). I would NOT put in expensive hardwoods. They will not increase the value you can ask for as rental income. To increase the rental income you must have real stone counters (although I'm a fan of laminate counters...they will out last several owners). You must have a SINGLE floor throughout the home, etc, etc, etc. I'm going to guess you will have a moderate income rental on your hands. I would recarpet the carpeted areas. I would reinstall updated sheet vinyl in the kitchen/wet areas. And expect to have those items replaced every few renters (every 7 years). Yes hardwoods can be sanded down and refinished...but that normally happens every 25 years...not every 7 years. If a hardwood floor is ruined/damaged to the point of full sand/refinish, you probably have to sue your renter (good luck with that!) to recoup the costs. A full sand/refinish costs $5/sf. It takes 3-4 days for the procedure and then ANOTHER 10-20 days for the floors to CURE. That means rental income lost for an entire month AND you have to pay for refinishing your hardwoods. You will lose money AND lose income. Best to stick with stuff that can be ripped out and replaced in a single day. Carpet and sheet vinyl will do the trick for most rental units that rank as modest or moderate income renters.

The first thing I would do is get a counter depth fridge in that small space and since the space is tiny I think the same as the walls could be a good idea. I certainly would not have done black appliances and with the new cabinet color they will even be more of an issue so think a lot about this change.