I added value by doing cosmetic updates and transforming the curb-appeal.What was the outcome?

I’m fully prepared that there may be unforeseen costs, but I can’t even estimate properly for your standard cosmetic rehab… have you walked through the property?

Buy a house that needs cosmetic work, kitchen, bath, flooring, paint, lights etc and fix it up yourself while living in it for a year.

I usually recommend them a third option, which is to buy a 2-4 unit that needs cosmetic rehab.

Make only cosmetic changes because on the resale someone will likely want to remodel anyway.

Because it is mostly cosmetic, the cost to remodel isn't horrible but you can still get the properties at a discounted rate.

On the flip side, you could purchase in lower-risk areas like Gwinnett, Cobb, and Fulton County and have a cosmetic rehab, but it'll come with a higher purchase price. 

Lesson learned: stick to cosmetic fixes unless you’re ready for the stress of a full reno.If house hacking isn’t working in your area, maybe look into single-family homes with ADUs or just an extra bedroom with an exterior entrance.

This is a fantastic market for first time flippers as there are endless homes built in the 2010s that require cosmetic only updates and pose less risk than full gut jobs.

., cosmetic fixes rather than full gut rehabs) might be a safer entry point.