My capex budget includes but not limited too: roof 25 life span, floors 10 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, bath and kitchen remodel 20 year life span, etc.

I would be concerned with the roof, plumbing, and HVAC.

The property has 2 unites, around 1,600 sq ft and is going for $65k Apparently the roof is less then 7 years old but upon inspection it was discovered the roof has fire damage.

A new roof or ac unit may not be too obvious if snow covered when the appraiser comes out. 

Yes, a Buyer may want to confirm things by paying their own inspector, but if you can get an accurate picture of the roof, HVAC, plumbing, sewer, and electric, that eliminates 80% of the mechanical problems that cause Buyers to back out.

Anyone can recommend a reliable plumber in Avondale/Logan Square to help with (hopefully) some minor things (slow bathtub drain, few leaks) etc. 

Get a better disclosure fromt he sellers when they "Claim" to have repaired a shower leak...

remodeled the units and roof What was the outcome?

Luckily, most of the work that needed to be done was cosmetic, but we budgeted for a new roof, new HVAC unit, exterior landscaping, along with interior cosmetics.

It has a new roof; paneling needs to be removed; new doors; updated bathrooms; some landscaping; outside paint job.