If you mean "hard wax oil", my advice would be go with a water based poly.

We did 2000 sq ft of solid maple with Rubio in 2015. It is a never ending nightmare to keep clean! (My husband & I, one cat, and NO shoes in the house.)

I've seen where some of the newer poly's can actually be put over the Rubio with minimum prep (not a full sanding), and we will most likely do that in the future.

Take a look at Centurion's 2400 Floor Coating or the 2800 (2K) Topcoat.

I'm not sure what type of stain is compatible with those, but they have great customer service!

Will you be doing the finish work yourself?

The 2K does require all the proper PPE, but it has zero VOC's once it's cured, which is just a day or two.

I haven’t decided if I am going to do the finish myself or not. If it seems within reason I will. I work with PPE in my everyday job so I feel comfortable ready those guides and following. Just if the instructions aren’t to complicated.

I had originally settled on the Rubio but after reading numerous stories like yours it’s why I am here!

Are most of those planks all one long piece? I've never seen that before.

I could probably find it if I looked long enough, but there was a gentleman from Minnetonka, MN, who posted his Rubio story here. He said he spent over $50K having all the floors in his house done, and it was a disaster. He even said it was impossible to keep clean if you have a housekeeper!

Any dog drool with leave a spot!

Paul the majority are yes! Here are two more rooms that are similar, the house is 95 years old.

So, do I see pet stains that aren't coming out?

Yes, I believe that’s what those might be. They are in the living area. It’s why I’m leaning towards a dark color.

#1 quartersawn heart pine. Any oil finish on it will turn orange within a year.

Ciranova products Ciranova - Official Store (ciranovastore.com) include Fortico 2C, a waterborne polyurethane. FORTICO 2C (ciranovastore.com)

Well, I was able to remove almost all of the pee staining on my old floor during refinishing with purple engine degreaser! It's pretty much the same as this Purple Power stuff. You spray the stain and use a white rag to blot the area, you'll notice the rag start getting dirty... rinse it with water or get another rag. Spray and wipe on the raw wood but don't let it sit or the grain will lift or cup. Blotting is the key. If there are gaps between the planks that might trap liquid then try spraying the rag and blot. Some people try hydrogen peroxide with success too. My house was a 1930's Spanish with original floors and I did not have to stain them darker after removing these pet stains.

Try it with a cotton ball on your worst stain. Keep in mind my wood was oak and yours seems to be pine so results may vary.

Thank you! I’ll test this out and update you.