We have had an offer accepted on a house which is solid structurally, but will need to gut the interior and re-work/update most of the systems (electric, plumbing, HVAC). 

Let me go rework these numbers so I can get a clearer picture. 

If I was the owber I would do a small bit of research on this before buying it and find out what is required because if you do stuff on the outside and are in violation youncould have to do a whole lot of rework let alone if more is required. 

SEC attorneys have told me before that larger investors regularly want to rework the deal as you are getting near the closing since you are in a tough spot without many options.A soft commitment is worthless and nothing really counts until the wire hits escrow.

The rest of the time was spent on re-work (paint/finishes needed touching up, multiple times).

All electrical may need reworking.

Cosmetically, all new paint, glazed some ugly bathroom tile, reworked the kitchen a little, vinyl plank flooring throughout, and granite countertops.

Rework Principles Rich Dad Poor Dad (duh, haha!).

Looking to refinish an attic (remove existing sheetrock, insulate, and re sheet rock.Property I am looking at needs some layout re-work.

I've re-worked the numbers.