A satin or semi-gloss sheen would be good for a kitchen. Either sheen is very washable and provide a durable finish. The store or site should offer samples of sheen to help you decide. Michael

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.

Susan, the configuration is better, but I still get that you are not happy with it. Sometimes comfort out ranks aesthetics and if you have to put everything back the way you had it, then what can you do. The fact is that you have a very challenging room layout for the type of furniture you have and the added limitations on how to arrange it. In reality, the room is only large enough for two comfy recliners or a love seat and one small chair. I am so sorry that I am out of suggestions. I hope someone can come up with a workable solution for you. Good luck! :-)

Painting the cabs to a high standard is an investment in both time and money I would not do in a rental. Also, is the owner supplying the paint for the walls? As a landlord and a former renter, I would make sure that any colors chosen get the owners approval first. As to what shade could work best for you on the walls, can you share more pics? Agree with you that the current shade isn't working. And I would most likely paint out that bit of white trim to match the new wall colour, if the landlord approves.