The city has given the HOA a deadline to repair the damage and bring the piping system up to code. 6.

I am wondering if anyone has a handle on what the price per square foot for repairs should be assumed for fixers in southside of Chicago.  

I would do and pay for renovations about $5000- $6000 (mostly comedic, paint, floors, a few drywall hole repairs etc.)

For a four family I do not know what condition it is in but i think your vacancy will be higher than 5% as well as your capex and repairs.

Since this is a MF commercial property I would base it off of that to start minus the repairs that need to be done. 

I can't offer installation services but I can save you money on the design and provide you with the quality services you want with a quick turn around.I'm sure local landscape installation and maintenance companies would be happy to help with the installation.

Life is unpredictable and unexpected repairs/vacancies could really stir some chaos if you try to buy when not ready.P.s.

My first investment cost me $6,500 to buy and then $10,000 in repairs in the first three months (I got half of it back from insurance but it took a couple months).

Any time I reach in my pocket for repairs and rehabbing, I want to know how I am going to get my money back.

In the meantime, I had a bad experience with a local (Seattle area) custom cabinet maker so I'd love some recommendations on folks who do high quality work, but are reasonably priced and responsive.