This will be an owner occupied unit with the rest of the rooms on the top floors individually rented out.

Hello,My previous tenant a frequent smoker left burning cigarette stubs on wooden stairs at least at three different spots and there are very conspicuous dark spots there, I have been putting of remediating this for q...

Flooring, light fixtures, vanity, new tub/shower surround, counter tops, paint, painted cabinets, tore down old wall paper. etc.Estimated $5k for cosmetic updates all done, came out to ~$5,500.

You have three choicesGet discouraged and give up, because it is not as easy as you thought Become a dreamer, continue as you are and hope magically it will work for you.Take the concrete steps to start where you are and persist.

Again, a local lender could give you more concrete info.

Half of the house the floors are sloped.

Cosmetic fixes, Counter tops flooring and removed popcorn and painted What was the outcome?

I guess it could be the last straw for some people who considered their home a quiet oasis in the concrete jungle of California. 

I'm looking to get in contact with a contracter for a job here in Indianapolis who specializes in roofing, dry wall, flooring, and kitchen/bathroom renovations.

Each unit has stairs to a second floor.