It looks like the ideal process for a lipstick flip.One thing that we like to do is to finish the front facade/landscaping somewhere in the middle of the project as opposed to the very end.

From what I understand, I want to house a hack duplex with lipstick rehab nothing too major and use forced appreciation.

Con is that we're seeing more and more competition from local investors or agents who simply buy the properties themselves, slap lipstick on them and then re-sell them to OOS investors at a significant mark up.

Most of the Turn-key properties in my city are mostly "Lipstick Touched": new carpet, new paint, refinish wood floors, replace windows, etc.

Those issues were likely pre-existent and lip stick was applied to get a tenant in.   

Lipstick patch jobs where the operator is selling off as (newly renovated) those buyers are going to get crushed with future accelerated ongoing capex.

No challenges just a normal lipstick flip Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I've made plenty of bad buys earlier in my career, but if you can hang on to them long enough they will eventually be worth something most of the time, like that condo.There is a sweet spot for lipstick flips into AirBnb rentals in areas where AirBnb is advantageous or seasonal.

There are no shortage of lipsticked pig properties out there, and learning to spot them is essential for successful RE investing...we're all susceptible to "shiny object syndrome", but being aware of it is the first step to avoiding it!

In ohio turn key companies have some of the worst reputations of "lipstick on pig" type deals. houses 100 years old. one thing happens and all the cash flow is gone. https://www.commercialappeal.com/story/news/local/2018/07/05...