Another vote for leather for durability but I will add a sofa bed is THE heaviest piece of furniture I don't ever want to move again. Also leather can feel cold in winter but easily fixed with throws. For a rental I don't think you can go wrong w/leather

Thanks for the input! I'm going for a cozy lodge feel so a dark leather sofa works with the look.

I will have whatever I get delivered so I don't have to hear dh complain about how much it weighs!

We have an over-sized leather chair and leather dining room chairs - everything leaves a mark on them. I would not get leather again.

I have a Hancock Moore 'protected' leather Kent Chesterfield and 3 dogs. I was amazed when the first dog jumped up on it after it was placed in the living room, and there were absolutely no scratches on it. The late Joey below wasn't the first or last dog to enjoy some time on that sofa. I don't know if you can find protected leather in a sofa bed, but it's worth checking.

Leather is a great choice, but know what you are buying. With good quality leather there are products you can use in it to bring it back to glory if it starts looking sad. Some people have had luck with a plain olive oil buff to help soften any scratched areas.

http://advleather.com/consumerguide.html

Stay away from Bonded Leather!

With bonded leather you are pretty much screwed.

https://dengarden.com/interior-design/10-Things-to-Watch-Out-for-When-Shopping-for-Leather-Furniture

American Leather has some beautiful sleeper sofas with the "newer" foam mattress, no bar sleepers. Fairly comfortable. Concur, no bonded leather.

Make sure whatever furniture you get will fit up the staircase.

I only have leather furniture it's all I want. It holds up wonderfully. Definitely do not get bonded leather it is pure junk. There are good and bad qualities in leather just like in fabrics, choose wisely.

We love our Bernhardt leather sofa. We have had it for four years and it looks like it did the day we bought it. I love the color of the leather and how it feels.

We have had good luck with leather sofas and in fact, that's all we had in the family room with three kids, a dog and a cat. We had only 2 sofas during that period. One is still going strong at DD's apartment. Now with no children at home and a tiny dog we have an upholstered sofa in the FR.

I have too many leather pieces..because it's too functional..so the plan is to start switching it for something at some point...:) Dislike when stuff is the same. Also, mad about velvet.

But. I'm looking right now at two leather chairs my ex husband just gave me back, several years after they stayed at his place (his wife hates them, and I don't lol- they're also smallish and great footprint for our new living)-they're by Natuzzi, real Natuzzi and not their cheaper Italsofa line they sell in Macy's..and they are 17 years old..and now I'd say they at last really need reupholstering..but probably just the handles and the pillows..we'll see.

and the color is off-white(yeah I bought them in off white when having a toddler and a baby..so they saw a lot, these poor chairs))..clean them professionally from time to time if they get abused too much, and they'll look like new again.

Natuzzi gives you special leather care kit, but in several years, after markers and dysentery, in no particular order, you want to invite somebody who does professional cleaning. Silly me learned about this option too late..we had a sofa as well, and I cleaned it so hard I made a hole in it, after 5 years or so..))

This Natuzzi brand, they know their stuff(or knew, back in those days)..they have several levels of sturdiness, and great explanations about them, and it's custom made to your specs and colors, and it takes 3 months from order to delivery-but exactly three. A lot-but they're true to what they promise.

I have to say that if it's going to be a rental, I'd do microfiber, not leather. And I'd do something inexpensive, like a futon sofa or pull-out daybed. No way would I put ANYTHING expensive in a rental. Been there, done that, got the hard lesson.

For me, leather can feel cold to the touch, so I prefer fabric. Microfiber is a great idea, as jakkom said. Have you considered a sofa with a slip cover. We know someone who has pottery barn slip covered sofa and it's nice that after a renter is gone, they can throw it in the wash.

Another vote for leather! We have had an Ashley leather sectional (all leather, not bonded, made in the USA & warranteed) for 6 years that has stood up to the test of three children that literally jump on it, and a puppy. It always wipes clean and I think it would be the most sanitary choice particularly if you are thinking of renting. While it does feel a little cool to the touch in winter, that's nothing a few cozy throws and pillows can't fix. I prefer the material over fabric, as you don't "stick" to it when curled up.

I have my 10 year old leather Henredon sofa in my sons room. I just couldn't part with it or sell it for $50 on CL. It has patina, but leather- to me, encourages patina-- like awesome cowboy boots! This sofa has been through life & still has some years left. I found it at a Henredon warehouse clearance so wasn't expensive at all.

Here it is against his pine t&g walls. Not sure about those gray pillows!! He wanted gray bedding & trying to make it work in there with my hand me downs.

I like gray pillows with this leather. Way cool, to me at least

We have a toddler and a leather sofa. Just about once a day I think, "Thank goodness we bought a leather sofa!" My daughter spills milk on it constantly and treats it like her own personal jungle gym and it still looks great. Ours was from IKEA (so not high end) and it still has held up great!

I'd work the design to put a sleeper sectional with removable cover in. It would have a chaise and can be pulled out for a fun movie night lounge effect. The is the idea but needs more searching for cover and I'd go with a left side chaise. Sleeper sectional pull out