Anthony,1) I see you are a Realtor, I would definitely talk to your broker about the 60 day clause because local markets will vary.2) in my market this clause would probably not fly for an mls property as most properties are being purchased cash.

Obviously this can vary greatly based on geographic location, property class, and property type, but broadly speaking, if a tenant is vacating after 3-4 years, what's a decent estimate of make ready assuming you've got to paint and replace flooring?

Credits or payment of a buyer's settlement costs is a seller concession.Seller's concessions are allowed but to varying degrees depending on the type of loan sought by the buyer.

Basically, the finished floors were not that great with some streaks and varying tones of stains.

I've seen price estimates anywhere from $150 to $300 per sqft, but it's not really region specific, and this would be our first purchase in that market so I'm not familiar enough with how much the construction costs vary with what we see here (astronomically high for labor in DC).

I also moved from the Philippines back in '91, and went to NVCC for Physical Therapy.

Looking at the HDLC map we would fall just outside the Garden District areas regulations, which would hopefully make the process go more smoothly.I've seen price estimates anywhere from $150 to $300 per sqft, but it's not really region specific, and this would be our first purchase in that market so I'm not familiar enough with how much the construction costs vary with what we see here (astronomically high for labor in DC).

That's going to vary a lot based on location, but cash is easy these days (in the US, at least) which is driving returns down. 

Well, if really beautiful already.... maybe a couple, of areas rugs does the trick....There are some directions online that entail a series of sanding at varying grits (course to fine) and you can rent a large sander (use a hand one for small areas).

@Max Himelhoch Chicago is a very large area and where you can buy will vary greatly on your budget.