Let's say the flip would need only minor cosmetic touch up's to make it a hot sell (minor painting, maybe some counter tops or hardware updating).

And I don’t just mean an easy cleanup and touch up.

Id like to do an FHA or 20% primary, but it may be iffy if i take the cash out refi as a primary residence on condo and right after buy another primary residence)Options im thinking, but would be happy to hear ideas:1) another 150-250k condo, ideally 2bed in Hudson county, try to get it in not so great shape to add some cosmetic touchups, rent net CF profit ideally $300-500/m after PITI, HOA and everything. 2) another 2 family - this would almost double than a condo, but also costs double.. - but not sure how i could swing it w 50k cash, esp as even Greenville is now everything over 400k. 3) other markets like Newark.

There is no major repair that needs to be done - just a little touch up here and there that I don’t want to do myself. 

Paint touch up is normal after two years.  

Ours usually goes like this:We do demo (bath fixtures, cabinets, walls.. whatever is going bye-bye)install new shut off valves as neededrun any new electricalmove gas lines as neededFirst pass clean up the trash and any cabinets stayingInstall new cabinets and bath fixturesinstall tub surroundremove cabinet doors & drawersfinish cabinetsinstall hidden hinges if replacing hingesinstall flooringinstall trim as neededinstall new doors as neededinstall thresholdsinstall countertopsinstall open kitchen shelvinginstall new lightinginstall cabinet pullsfinal touch up paint passinstall mirrorsinstall new HVAC registersFinal clean(I can't ever get the list bullets to work here :( )

You were not guaranteed a new tenant to fill the vacancy.You had time and advertising costs showing the unit.Did you have turn costs at all touch up paint, shampoo carpet, cleaning that you wouldn't have had to do. 

Had tenant change over last September - zero days vacancy, zero touch ups/repairs.

Will need minimal cosmetic touch-ups before listing for rent.

Will they totally reglaze (with warranty) or touch up a few chips?