I was recently searching for flooring for a unit. There is a type of vinyl that looks like wood, if your worried about looks. Its cheap and almost can't be destroyed. But, floor prep can be pricey as the floor needs to be very level and smooth for correct installation. I still like tile the best. I spent about 2 hours on my hands and knees cleaning the grout from a unit I purchased and was able to clean it. It looks good now. It can crack but its easy enough to replace. But do some research into vinyl planks or ask your floor guy about it. Your floors may not need much prep for the install.
It's probably best to go with a continuous sheet of something. Marmoleum is a higher-end vinyl, durable, attractive. Tile is scary because water can seep through the grout cracks and ruin the subfloor. I'm currently researching finishes for my 4plex, too.
We are tired of replacing carpet in our rental properties so whenever we have tenant turnover, we go back with Alure Strip wood from Home Depot. It looks like HW and comes in different looking wood types.
Not sensitive to water like laminate floors.
We pay a little more but we are expecting to get 10-15 yrs.
Avg. price $1.79-1.99 sq. ft
Install - very simple, no more than $1 / ft.
Probably depends on your market. If I have the time I do tile only because I have the tools and know how to do a great looking job at probably a $1 sqft.
I've mostly done vinyl but yet to do the allure plank type vinyl.
pergo? is not waterproof and will not stand up against crap that happens in the kitchen.
Use ceramic or porcelain with dark grout.
I have beige tile with charcoal grout. Even if stained, you can't tell.
Properly installed, grout won't let anymore water through than vinyl plank.
Also, it will not ruin the subfloor, because you either install it over concrete, or over concrete backerboard. You don't install ceramic tile directly over wood, so it's nearly impossible to damage a wood subfloor.
Ceramic is easy to install. All you need is a 2x4 to make sure your tiles are level.