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.

make some cosmetic improvements to the place while you're there. 

If the tenant is requesting a cosmetic upgrade, you have no obligation to do it.

Likely just light cosmetic, fix ups, bath and kitchen remodel, landscaping. 

We bought it with a HELOC on my mom's primary residence for the first $40k, then hired a contractor for demolition and major renovations, did cosmetics ourselves and used more heloc money totaling $60,000. 1 year later we listed it on VRBO and AIRBNB and refinanced the $100000 into a fixed rate mortgage.

Are you looking at properties that only need "cosmetic" rehab or are you open to deals that require more rehab?

Although only light "fixing"-- mostly cosmetic stuff.