Yikes, sounds like a lot of work, but I really appreciate your input. I have a few different co's coming to look at it. But can you give your opinion about something else? Real hardwood flooring or engineered wood? I don't want Pergo, heard some cruddy things about it. I need a new dining room floor and thought that if engineered wood is heavy duty durable I would continue it into the kitchen. Is is durable enough?