I treated 900 square feet of new and old pine floor with this product. People leaving negative reviews are doing so because they aren't reading the instructions. You are supposed to apply this more like you would a stain and not like you would a poly.After applying, let it soak in for 20 minutes TOPS and then remove all, and I mean ALL excess from the surface. You don't leave any shiny spots. It is NOT supposed to harden into a coating it is supposed to soak in. The whole point of this product is that it leaves the floor feeling velvety soft like raw, freshly sanded wood but also gives you the benefit of some water and stain resistance because of the wax that is incorporated into in the oil that soaks in. If you leave the floor wet and shiny with puddles of product on it, it will not turn hard, it will just turn into piles of sticky goop you will have a hard time sanding off because you did it wrong. If you want a shiny glossy plastic like coating on your wood this is not for you.I personally did two applications in one day and then let it sit for a couple days to cure. I then went back and did a third coat and I'm glad I did but you can probably get away with just two.It's not a stain but it will add a golden/amber tint to the wood. Don't expect too much of a change but also do not expect your raw wood to stay the exact same color.The product is not exactly low VOC but I found I can work with it without getting dizzy. You will want fans on the windows to manage fumes although they are not that bad. The room will be stinky for about a week after applying the product so don't expect to use the room right away. It seems the floor becomes completely dry to the touch after about 48 hours or so depending on how well you managed to soak up excess oil.