So I'm in 20% down on the purchase price, plus the rehab costs (I only do cosmetic rehabs) - and I just never refi.

Some of the things you have described sounded like the structural integrity of the home could be compromised so it might be more then cosmetic things.

Also typically you don't want to do any cosmetic repairs for 2 years, because of the redemption and challenge periods. 

Cosmetic updates What was the outcome?

Cosmetic updates What was the outcome?

Look for something that needs cosmetics work, such as new flooring, paint, cabinets, etc, as this will help build value and get the most rent.   

That should always match cosmetically and be the same brand.

Basically, take out an FHA loan for a multi-family, get 20% equity as fast as I can, and then do it again.I would look into buying an owner-occupied cosmetic fixer upper in a great area that will experience steady appreciation and rent growth.

We have it listed for $184,900, and it seems like it could work either as a rental or a quick cosmetic flip.ARV: ~$235K based on comps in the areaRental Potential: Estimated rents around $1,700/monthCondition: Cosmetic updates needed but nothing major from what I can see.

On mostly cosmetic flips, putting together a SOW isn't a challenge.