These areas get high rents with cosmetics done.For southside Pilsen, Brighton Park and Bronzeville will still get good tenants and bit cheaper price points.These areas will get cashflow + appreciation + rent growth.

The extra 3k is for any cosmetic upgrades or repairs that I make to add some value although that isn't the main goal with this house hack.

I may need to add a new HVAC and maybe a few cosmetic things, but someone already lives in it so it can't be that bad!

If it works, and isn't causing a potential risk/hazard, then it's cosmetic and can wait. 

Simple project, owner occupied side needed heavy cosmetic rehab. tenant side was in good condition.

If you needed brain surgery would you focus more on price or specialization?

For instance, I always advise others, for a househack, to target properties that are relatively turnkey or just needs cosmetic upgrades for their first property.

(also it's the world BBQ championships as well) I'm looking for good a property management team to manage the properties as well as possible coordinate the rehabs/cosmetic improvements. 

We saved a bathroom and some of the existing wiring because it looked good cosmetically (recently renovated).

A simple cosmetic job, some paint/carpets, and maybe stainless steel apps are going to make this property a very nice rental for years to come.